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in Napa, CA
Self-employed borrowers in Napa have two strong non-QM options. Neither requires W-2s or tax returns to prove income.
The right choice depends on how you get paid. Your income type — not just your credit — drives which loan fits.
1099 loans are built for independent contractors and freelancers. Lenders use your 1099 forms to verify income — not bank deposits.
This works well if your business expenses are high. Tax returns might show low net income, but 1099s show what you actually earned.
Bank statement loans use 12 to 24 months of deposits to calculate income. Lenders look at cash flow, not tax filings.
This works for any self-employed borrower with consistent deposits. Business owners, consultants, and sole proprietors all qualify.
The core difference is how income gets documented. 1099 loans rely on earned income forms. Bank statement loans rely on actual cash flow.
Bank statement loans are more flexible for business owners with mixed income. 1099 loans are cleaner if you have one or two consistent clients.
Choose a 1099 loan if you're a contractor paid by clients who send 1099s each year. It's a straightforward income story for the lender.
Choose a bank statement loan if your income comes from multiple sources or a business you own. Strong monthly deposits can support a larger loan.
Some lenders allow blended documentation. A broker can find programs that combine both to strengthen your income picture.
Yes, non-QM loans typically carry higher rates. Rates vary by borrower profile and market conditions.
Most lenders want 1-2 years of 1099s. Consistency across those years matters more than the total dollar amount.
Most non-QM lenders want at least a 620 score. Stronger credit means better terms on both loan types.
It depends on your role. Consultants and contractors fit 1099 loans. Vineyard owners or operators usually do better with bank statements.
Yes. Many lenders accept personal accounts. Business accounts can work too, though lenders apply an expense factor to business deposits.