Self Employed=Texas Bank Statement Mortgage Lenders

BANK STATEMENT MORTGAGE LENDERS

We can help Texas self-employed mortgage applicants with our Bank Statement Only mortgage lenders! We  offer a variety of NO TAX RETURN Texas mortgage loan options for self-employed, 1099, or contract mortgage loan applicants that do not show enough income on their tax returns to qualify for the mortgage they desire. As a self-employed person you have to go about financing differently if your tax returns to not paint the picture your Texas bank desires..  Our Texas no tax return mortgage lenders allow you to qualify using You do not have to submit any tax returns or financial statements other than your Texas bank statements!
As a self-employed business owner, you can use a bank statement loan to purchase a new home or to cashout refinance an existing home that you already own.

  1. Personal Texas Bank Statements: Average 12 or 24 months Texas bank statements. 
  2. Business Texas Bank Statements: Average 12 or 24 months Texas bank statements.
  3. No Tax Return Texas Mortgage Lenders Alt Doc – 12 or 24 months business or personal bank stmts (Self Employed only), Full Doc income with lease agreements, ok(rental income qualified by lease agreements

No Tax Return Texas Self Employed Mortgage Lenders
ALL BORROWERS MUST BE SELF-EMPLOYED TO QUALIFY FOR THIS PROGRAM.
Using Personal Bank Or Business Texas Bank Statements to Purchase or Refinance.

 Validation of minimum of 2 years existence of the Texas business from one of the following: Business License, Letter from Tax prepare, Secretary of State Filing or equivalent.
 Most recent year to date business or personal 12 or 24 months Texas bank statements
– Utilize 12 or 24 months average deposits to qualify (minus disqualified/unrelated deposits)

 Most recent 2 months business Texas bank statements – Demonstrate transfers from business to personal bank account statements provided
 Self employed Texas mortgage applicants must own a minimum of 25% of business to be considered Self-Employed, for use of personal Texas bank statements.
 Qualifying income may not exceed the income indicated on the initial 1003.
Personal Bank Statement Analysis
 Income should be calculated based on a 12 or 24 month average of total deposits minus any unusually large deposits exceeding 50% of the monthly
income (as defined by Fannie Mae) into personal accounts must be explained via LOE. If LOE is sufficient, no sourcing required.
 Pattern of deposits and payment should be consistent
 ATM deposits may be included if a consistent pattern of such deposits is present;
 Expectations of changes in deposit pattern must be considered;
 Income documented separately but comingled must be backed out of deposits;
 Two months business bank statements;
o Must evidence activity to support business operations, and
o Reflect transfers to the personal account Using Texas Business Bank Statements / Co-mingled (Business & Personal) to Qualify
 Validation of minimum of 2 years existence of the business from one of the following: Business License, Letter from Licensed Tax preparer, Secretary of
State Filing or equivalent. Self employed Texas mortgage applicants utilizing Texas business bank statements that own > 50% but < 100% of a business will be qualified at the P&L net income
multiplied by their ownership. Less than 50% ownership will require exception approval for use of Texas Business Bank Statements
 Documentation Options:
Business Expense Statement Letter: (Option 1)
o An expense statement specifying business expenses as a percent of the gross annual sales/revenue prepared and signed by a licensed tax
preparer.
o 12 or 24 months of Texas business bank statements covering the most recent time period.
o Net Income determined by total deposits per Texas bank statements less total expenses. Total expenses calculated by multiplying total deposits by the
expense factor provided by licensed tax preparer. Qualifying income is the lower of the net income from the analysis or the income indicated on
the initial 10032. 12 or 24 Month P&L Statement (Option 2)
o 12 or 24 Month P&L prepared by a licensed tax preparer
o 12 or 24 Months of Texas business bank statements covering the most recent time period and matching the time period of the P&L.
o P&L Sales/Revenue must be supported by the provided Texas bank statements. Total deposits per Texas bank statements, minus any inconsistent deposits,
must be no more than 10% below revenue reflected on P&L. The Texas bank statements and P&L must cover the same time period. Qualifying income
is the lower of the Net Income indicated on the P&L or the income indicate d on the initial 1003
3. 12 or 24 Month Borrower Prepared P&L Statement: (Option 3)
o 12 or 24-month P&L prepared and signed by the borrower
o A business narrative provided by the borrower which includes detail regarding the size and operating profile of the business addressing;
location/rent, number of employees/contractors, COGS, Trucks/Equipment (Owned or leased). The expenses listed on the P&L should address
all items disclosed in the narrative.
o 12 or 24-months of Texas business bank statements covering the most recent time-period and matching the same period covered by the P&L
o Borrower is required to provide separate P&Ls & business narrative for each business being used in qualifying
o P&L Sales/Revenue must be supported by the provided Texas bank statements. Total deposits per Texas bank statements, minus any inconsistent deposits,must be no more than 10% below sales/revenue reflected on the P&L. The Texas bank statements and P&L must cover the same time periods.
Qualifying income is the lower of the Net Income indicated on the P&L or the income indicated on the initial 1003
o The analysis of the business and P&L will require a basic understanding of the Self employed Texas mortgage applicants business. The narrative provided by the borrower
should be reviewed to determine if the business provides a service or produces/manufactures goods. If the business has a web site, it should
be reviewed to gain additional information on the business and its size. The goal of the analysis is to determine if the individual/total expenses
as provided by the borrower on the P&L appear reasonable for the type of business. The items to consider in this analysis;
 Description of Texas business from narrative
 Location of Texas business – Home based or lease space (Google address)
 Utilities – Phone, electric, internet
 Number of employees or contractors – employee taxes, payroll expense
 Cost of Goods Sold – What type of materials does the business use or manufacture.
 Equipment or Trucks/Vehicles owned or leased
 Type of Texas client base – retail or commercial
 Any recurring payment on the Texas bank statements should be compared to an expense item on the P&L for reasonableness. 

  • 24 Month CPA Prepared P&L (Option 4) – (12 Months P&L Not Available)
    o Available on LTV <=90%
    o 24 (P&L) prepared/complied and signed by a CPA (proof of CPA current state license required) dated within 30-days of the loan application, and
    o A minimum 2-months of business Texas bank statements covering the most recent 2-month period.
    o The 2-months of Texas business bank statements must support the sales reflected on the 24 month CPA (proof of current state licensing required)
    prepared P&L. The average deposits from the Texas bank statements must be greater than, or no more than, 10% below the average monthly sales. In
    the event the 10% tolerance is not met, continuous Texas bank statements may be added to the analysis until the tolerance is met.
     The underwriter should provide notes of their analysis on the U/W approval form/1008/or within the bank statement analysis.
     Expenses must be reasonable for the type of business;
     Pattern of deposits and payment should be consistent;
     Expectations of changes in deposit pattern must be considered;
     Income documented separately but co-mingled must be backed out of deposits
    Texas No Tax Return Mortgage Lenders Employment Income Continuance

All Texas Self employed bank statment mortgage applicants should have a two-year history of receiving stable income from acceptable sources to income bank deposits alimony, child support, retirement, and pension. Any source of income that is not verifiable is not an acceptable source of Texas bank statment only income. There must be a reasonable expectation that the bank statment income will continue in the foreseeable future, and such income is sufficient for repaying the proposed monthly debts.
Texas Self employed bank statment mortgage applicants with employment histories that do not meet the length of employment required must provide a Letter of Explanation as to their individual situation. The underwriter must then determine the probable stability and continuance of employment. The potential for future income can have a positive influence for Texas Self employed bank statment mortgage applicants who have recently entered or been absent from the job market for a period of time. Self Employment across different jobs in the same or related line of work is acceptable. Texas Self employed bank statment mortgage applicants who change jobs frequently to advance within the same line of work and are successful in that work will receive favorable consideration. Such Texas Self employed bank statment mortgage applicants should not be penalized for frequent changes in jobs if they have maintained
income continuity despite the changes.
 Self Employed/Wage Earner Combination – Joint borrowers with 1 wage earner and 1 self-employed business owner can verify income separately, with the
self-employed borrower utilizing bank statements and the wage earner providing pay stubs/W-2s. The wage earner 4506T should include W-2 transcripts
only. Combination scenario must be qualified and priced as a bank statement loan
 Component Sources of Income – A borrower who has a self-employed business and also receives income from other sources is eligible for the bank
statement program. Income sources include but are not limited to rental properties, trust & investment, alimony, etc. These income sources must be
separately documented on the 1003 and must be separately supported by bank statement deposits.
o Rental Income
 A current lease is required for all REO income properties
 Must provide proof of ownership
 Must provide rental payments of 2 months via cancelled checks, deposits clips, or bank records

If lease is not available, market rent should be reduced by a vacancy/expense factor of 25%
o Trust Income –
 Income from trusts may be used if constant payments will continue for at least the first 3 years of the mortgage term as evidenced by
trust income documentation
 Trust Agreement required confirming amount, distribution frequency, and duration of payments
o Alimony Income
 Final Divorce decree or legal separation agreement required
 Must provide payment evidence of 6 months via cancelled checks, deposit slips, or bank records
o Note Receivable Income
 Copy of the note confirming amount and length of payment
 Must provide payment evidence of 12 months via cancelled checks, deposit slips, or bank records
o Royalty Payment Income
 Royalty contract, agreement, or statement confirming amount, frequency, and duration of the incomemust document a 3 year continuance Must provide payment evidence of 12 months via cancelled checks or bank records/deposits
NO TAX RETURN – NO DOC – TEXAS MORTGAGE
Serving All Texas Including And Not Limited to Fort Worth TexasAustin TexasDallas TexasSan Antonio Texas,  Houston Texas

NO TAX RETURN TEXAS CASH OUT BANK STATEMENT MORTGAGE LENDERS

 For Texas properties owned 12-months or longer, the LTV/CLV is based upon the Texas appraised value.
 If Texas Cash-Out Seasoning is 7-11 months, the transaction Texas property value is limited to the lower of the current appraised value or the Texas property’s purchase price
+ documented improvements
 Cash-Out Seasoning of 6 months or less is allowed with only the following
o Delayed Financing – Cash-out on properties purchased by the borrower with cash and owned less than 6 months is allowed. The following
requirements apply:
 Original transaction was an arm’s-length transaction
 Settlement statement from purchase confirms no mortgage financing used to acquire subject
 Source of funds used for purchase documented (gift funds may not be included)
 New loan amount can be no more than the actual documented amount of the borrower’s initial investment in purchasing the Texas property
plus the financing of closing costs, prepaid fees, and points on the new mortgage loan
 All other cash-out refinance eligibility requirements must be met
o No waiting period if the borrower acquired the Texas property through an inheritance, or was legally awarded the Texas property through divorce, separation, or dissolution of a domestic partnership.

NO TAX RETURN TEXAS CASH OUT MORTGAGE LENDERS SUMMARY

TEXAS Mortgage Cash Out No Tax Return Mortgage Lenders – General Requirements

No Tax Return bank statement mortgage Cash Out Lenders provide the perfect option for mortgage broker’s self-employed borrowers who do not have the tax documents to prove their ability to pay. We can offer up to 80% LTV on personal and business Cash Out Refinancing and 50% DTI with scores as low as 600.

  • No tax returns required
  • 12 month personal bank statements
  • 12 month business bank statements
  • Loans up to $3 million – Minimum $150K
  • Credit scores down to 600
  • Rates starting in the low 5’s
  • Up to 90% LTV on Personal and Business with no MI
  • DTI up to 50% considered case by case
  • Owner-occupied, 2nd homes and investment properties 
  • 2 years seasoning for foreclosure, short sale, bankruptcy or deed-in-lieu
  • Non-warrantable condos considered
  • Jumbo loans down to 600 score
  • 5/1 ARM or 30-year fixed
  • No pre-payment penalty for owner-occ and 2nd homes
  • Seller concessions to 6% (2% for investment)
  • 2 year self-employed required

No Tax return Texas mortgage Cash Out Lenders Cash Out refinance Rate Quoted is for a 5/1 ARM, Add 0.25% to rate for 30 Year fixed on all programs. No Tax return mortgage refinance based on Loan to value requested if available – if N/A, rate is based on Max LTV.

No Tax return Texas mortgage Cash Out Lenders Cash Out refinance Platinum and Portfolio Select Programs ONLY: Loan amounts greater than or equal to $1,500,000 or Loan amounts greater than or equal to $1,000,000 with an LTV greater than 80%; a No Tax return Texas mortgage loan applicants Cash Out refinance paid second appraisal must be obtained.

No Tax return Texas mortgage Cash Out Lenders Cash Out refinance Minimum loan amount for Non-Prime, Foreign National, Portfolio Select and Investor Cash Flow is $150,000. Minimum loan amount on Platinum is $150,000.

No Tax return Texas mortgage Cash Out Lenders Cash Out refinance Minimum loan amount for Bank Statement loans (Platinum, Portfolio Select only) is $150,000.

Texas Cash-out Mortgage Verification Required

• 12 months housing history required.
• Rental history evidenced by 12 months proof of payment via cancelled checks or bank debits.
• Rent free letters from spouses are not permitted. Housing history is required.

  • Note: This quote is based on the borrower meeting the Standard Trade line requirements. Need 3 tradelines reporting for a minimum of 12 months -OR- 2 trade lines reporting > 24 months; all with activity in the last 12 months. Cancelled checks for 12 or 24 months housing history may also be used as a tradeline. Exceptions allowed on NON PRIME program ONLY – If the borrower does not meet these tradeline requirements, reduce the max LTV by 5% (max LTV not to exceed 75%). Maximum of 1×30 last 12 months for Portfolio Select, 0x30 last 12, 1×30 last 24 months for Bank Statement, 0x30 last 24 months for Income Cash Flow & Foreign National loan programs. Additional program restrictions may also apply, contact your Account Executive for details.

BORROWERS MUST BE SELF-EMPLOYED TO QUALIFY FOR THIS PROGRAM.
DOCUMENT REQUIREMENTS
(1) 12 or 24 months Personal or 24 months Business Bank statements
 Borrowers who own more than 3 businesses must use personal bank statements option
 Bank statements must be most recent available at time of application and must be consecutive
(2) Profit & Loss Statement
 If submitting personal bank statements, a P&L prepared by the borrower covering no less than 12 or 24 months is required

(2) Profit & Loss Statement
 If submitting personal bank statements, a P&L prepared by the borrower covering no less than 12 or 24 months is required
 The P&L must be signed by the borrower
 If submitting business bank statements, a P&L prepared by the borrower covering no less than 24 months is required
 Borrower is required to provide separate P&Ls for each business being used in qualifying.
 The P&L should generally cover the same calendar months as the bank statements provided.
(3) Validation of a minimum of 2 years existence of the business from one of the following: Business License, Letter from Tax Preparer, Secretary of State Filing or
equivalent

Self Employed/Wage Earner Combination – Joint borrowers with 1 wage earner and 1 self-employed business owner can verify income separately, with the self-
employed borrower utilizing bank statements and the wage earner providing pay stubs/W-2s. The wage earner 4506T should include W-2 transcripts only.

BANK STATEMENT MORTGAGE PROFIT & LOSS ANALYSIS
• Net Income from the P&L will be used as Qualifying Income for both personal and business bank statements.
• The P&L used for qualifying must be signed by the borrower.
• Declining Income requires an LOE
• Any amounts on the P&L representing salary/wages paid to the borrower/business owner can be added back and considered in the net income analysis.
• Expense line items that can be added back to the business net income include depreciation, depletion, amortization, casualty losses, and other losses or
expenses that are not consistent and recurring.
• Borrowers utilizing business bank statements that own > 50% but < 100% of a business will be qualified at the P&L/AES net income multiplied by their ownership
percentage.
• The P&L expense ratio, Gross Income minus Net Income, divided by Gross Income, should be reasonable for the profession.
Example: A home-based sole practitioner therapist/consultant can be expected to have a low expense ratio, while a retail business that has a full staff of
employees and relies heavily on inventory to generate income will have a high expense ratio.
• If the file does not contain a CPA prepared P&L, steps must be taken by the underwriter to evaluate the reasonableness of the expenses listed by the borrower.
• This requires the borrower to provide a business narrative which includes detail related to the size/scope and operating profile of the business, including the
following: o Description of Business/Business Profile o Location & Associated Rent o Number of Employees / Contractors o Estimated Cost of Goods Sold (Does
business involve sale of goods or just services?) o Materials/Trucks/Equipment o Commercial or Retail client base? o Business Analysis
• Expenses listed on a borrower prepared P&L should generally relate to the information provided below.

CASH OUT BANK STATEMENT MORTGAGE ANALYSIS
• Eligible deposits from the bank statements should generally be within +/- 10% of the gross income (business accounts) or net income (personal accounts) as
shown on the P&L.
• Transfers from other bank accounts into the business bank accounts will require conclusive evidence that the source of transfer is business related income
• An Income calculated with bank statement documentation should be consistent with income documented by the borrower on the loan application
• Borrowers income on the 1003 should never be used for qualifying, even if it is less than the P&L income calculated above
• Any deposits into a personal account deemed to derive from a source other than the business (rents, SSI, joint account holder wage income, IRS refunds)
must be excluded from the analysis
• NSFs require a borrower LOE to evaluate that they are not due to financial mishandling and/or indicative of insufficient income
• NSFs should be covered with deposits shortly after they are incurred.
• Unusually large deposits exceeding 50% of monthly income (as defined by Fannie Mae) into personal accounts must be documented and explained via LOE,
and must be consistent with the business profile. If LOE is sufficient, no sourcing required.
• Transaction history printouts are not acceptable.
• Multiple bank accounts may be used.
• Co-mingling of personal and business receipts and expenses in Personal Bank Accounts is not permitted. Evidence of comingling will require the loan to be
submitted and qualified as a business bank statement loan.
• If personal bank statements provided reflect payments being made on obligations not listed on the credit report, a thorough analysis must be performed and
LOE provided from the borrower, as outlined below.
Bank statement loans submitted with tax return documentation or transcripts are ineligible.

 Joint Accounts – A joint personal account with a non-borrowing spouse or domestic partner can be used for qualifying as follows: o If not contributing
income/deposits, it must be validated by a borrower affidavit o If contributing income/deposits, source must be clearly identified (direct deposit, SSI, trust
income) and amounts must be subtracted from the analysis o Relationship letter must be present in file
 Retirement, Government Annuity, and Pension Income – GB may recognize an ancillary income stream from employment-related assets as eligible for
income qualification. Borrower must evidence a 12 month history of documented draws or interest/dividend income. If, based on that history, the income will
continue for at least three years, the income may be used for loan qualification. One of the following types of income documentation is required: o Copy of
award letter or letters from the organizations providing the income o Most recent personal income tax return with all schedules o Most recent W2 or 1099 o
Most recent 2 months bank statements showing deposit of funds
If the income being used for qualifying represents at least 50% of the borrower’s total income, a five year continuance is required. The borrower must have
unrestricted access, and available to the borrower without penalty. Documentation of asset ownership must be in compliance with the allowable age of credit
documents.
 Restricted Stock Income – GB will only consider restricted stock that was awarded in prior 2 years and became unrestricted (vested) in the current year. The
Vesting Schedule must indicate the income will continue for a minimum of 3 years at a similar level to the prior 2 years. Continuance is based on the vesting
schedule using a stock price based on the 52 week low for the most recent 12 months reporting at the time of closing. A 2 year average of prior income
received from RSU’s or stock option will be used. The following documentation is required: o Copy of the vesting schedule o Most recent W2 and pay stub o
Private Stock not eligible.
 Component Sources of Income – A borrower who has a self-employed business and also receives income from other sources is eligible for the bank
statement program. Income sources include but are not limited to rental properties, trust & investment, alimony, etc. These income sources should be
separately documented on the 1003 and should be separately supported by bank statement deposits.
o Rental Income –
months via cancelled checks, deposits clips, or bank records ed by a vacancy/expense factor of
25%
o Trust Income – idenced byunt, distribution frequency, and duration of payments

o Alimony Income –
deposit slips, or bank records
o Note Receivable Income opy of the note confirming amount and length of payment
checks, deposit slips, or bank records

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