Specialty Mortgage Solutions for Complex Financial Profiles
Entrepreneurs, independent contractors, foreign buyers, and rural land purchasers frequently encounter barriers with standard agency guidelines. Scott L. Smith Sr. offers verified Non-QM (Non-Qualified Mortgage) solutions built around real cash deposits and alternative documentation.
Bank statement loans are not "no-income-verification" loans. Underwriters rigorously calculate qualifying revenue from 12 or 24 consecutive months of business or personal bank deposits, applying an expense factor (or CPA letter) to establish true net cash flow. Full asset, credit, and property appraisals are mandatory.
12 & 24-Month Bank Statement Loans
Qualify using consecutive business or personal deposit statements instead of filed tax returns. Perfect for entrepreneurs whose tax write-offs reduce their net taxable income below conventional ratios.
Eligibility: Minimum 2 years in self-employed business
Expense Factor: Standard 50% or CPA-certified expense ratio
Loan Limits: Up to $3M+ for qualified borrowers
1099-Only Mortgage Programs
Designed for consultants, medical contractors, and independent sales professionals who receive 1099 compensation. Qualify using 1 or 2 years of 1099 forms with standard write-off deductions.
Documentation: 1099 forms + current YTD pay verification
Occupancy: Primary residence, second home, or investment
Foreign National Financing
Financing for non-US citizens purchasing residential investment or vacation property in the United States without a US credit score or domestic tax return history.
Requirements: Valid passport, visa or visa waiver, international credit reference
Down Payment: Typically 25%–30% down minimum
Land & Lot Financing
Financing for raw acreage, unimproved land, or shovel-ready residential building lots. Higher down payment and shorter terms apply compared to improved residential dwellings.
Due Diligence: Survey, soil perc test, zoning, utility access
Path: Often refinanced into a one-time-close construction loan
Reverse Mortgages (HECM)
Home Equity Conversion Mortgages allow eligible homeowners age 62 and older to convert home equity into cash or credit line with no monthly principal and interest payments required.
Counseling: Mandatory independent HUD-approved counseling
Obligations: Borrower remains responsible for property taxes, insurance, and maintenance
Asset Depletion Mortgages
For retirees or high-net-worth borrowers with significant liquid reserves but minimal recurring taxable income. Qualified by dividing total verified liquid assets across loan term.
Assets: Stocks, bonds, mutual funds, retirement accounts
Formula: Amortized asset calculation used as monthly qualifying income
A reverse mortgage is a real loan secured by your home. It is not free money or a government grant. The loan balance grows over time as interest and fees are added. Borrowers must continue paying property taxes, hazard/flood insurance, and maintain the property to avoid foreclosure.
Have a Unique Scenario? Let's Review It Together.
Non-QM and specialty programs require an experienced loan officer who knows which investor guidelines match your documentation. Scott L. Smith Sr. reviews your situation beforehand to ensure your file does not get stuck in underwriting.
✓ Confidential analysis of your bank statements or 1099 history.
✓ Comparison against conventional guidelines to determine if traditional agency approval is possible first.
✓ Clear disclosure of rate premiums associated with non-conforming debt.
Submit Specialty Scenario
Tell Scott about your self-employed or non-QM financing goals.