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La Verne's economy runs on small business owners—contractors, consultants, dental practices, franchise operators. Traditional W-2 income verification kills most of these deals.
Bank statement loans solve the tax return problem. You write off expenses to reduce taxable income, then can't prove enough income for a mortgage. We underwrite 12 or 24 months of deposits instead.
Bank Statement Loans in La Verne
Most bank statement programs require 620+ credit and 10-20% down. The better your credit and down payment, the better your rate.
Lenders average your deposits over 12 or 24 months. They apply an expense factor—usually 25% to 50%—to account for business costs. What's left becomes your qualifying income.
You need consistent deposits. Lenders flag large one-time transfers or irregular patterns. Regular monthly flow matters more than occasional big months.
Local decision guide
Use this guide to connect bank statement loans eligibility, lender expectations, and local market factors before comparing payment options in La Verne.
La Verne's economy runs on small business owners—contractors, consultants, dental practices, franchise operators. Traditional W-2 income verification kills most of these deals.
Bank statement loans solve the tax return problem. You write off expenses to reduce taxable income, then can't prove enough income for a mortgage. We underwrite 12 or 24 months of deposits instead.
Most bank statement programs require 620+ credit and 10-20% down. The better your credit and down payment, the better your rate.
Not all non-QM lenders price bank statement loans the same. Some prefer 24-month statements and reward them with lower rates. Others accept 12 months at minimal rate adjustment.
Pricing varies by how lenders calculate income. A 50% expense factor means they count half your deposits as income. A 25% factor counts 75%. Same deposit history, different loan amounts.
Most wholesale lenders don't advertise these programs to consumers. You need a broker with non-QM relationships. We compare pricing across lenders who actually close these deals.
The cleanest bank statement deals show deposits from business activity only. Mixing personal transfers, loans, or equity infusions complicates underwriting.
If you've only been self-employed 18 months, 12-month programs work. But 24-month statements unlock better rates once you have the history. Plan your timing.
Some borrowers qualify using personal bank statements if business income flows through personal accounts. CPA letters help explain deposit sources. Documentation strategy matters as much as income level.
1099 loans work if you contract for a few stable clients. Bank statement loans handle more complex income—multiple revenue streams, seasonal businesses, cash-heavy operations.
Profit and loss statement loans require a CPA to prepare financials. Bank statements skip that step. If you don't have formal P&Ls, this is your path.
DSCR loans work for investment properties based on rental income. Bank statement loans work for primary residences or second homes based on your business income. Different tools for different properties.
La Verne sits in the Pomona Valley with home prices lower than coastal LA markets. Bank statement loans make sense here—you can buy solid housing without stretching into jumbo territory.
The city's business community skews toward established service businesses and medical practices. These borrowers have steady deposit patterns that underwrite well.
Proximity to the 10 and 210 freeways makes La Verne attractive for self-employed buyers who work across multiple LA County locations. Your business operates regionally, your financing should too.
Either works. Business statements are cleaner if income flows through your company. Personal statements work if you operate as a sole proprietor with income hitting personal accounts.
They average deposits over 12 or 24 months, then apply an expense factor. One slow month won't kill the deal if your overall average qualifies.
Most lenders accept 12 months minimum of self-employment history. You need 12 months of bank statements documenting that business income.
Some do, some don't. It's a pricing trade-off. Lower rate versions often carry a 2-3 year penalty. No-penalty versions cost slightly more upfront.
Expect 1% to 2.5% higher depending on credit, down payment, and statement length. Stronger profiles get pricing closer to conventional rates.