There's almost always another path.
When conventional and government loans don't fit, non-QM steps in. Different documentation. Different rules. Same goal.
Overview
Non-QM means Non-Qualified Mortgage. It doesn't mean bad. It means the loan doesn't fit inside the standard Fannie, Freddie, FHA, or VA guidelines. Bank statement qualification instead of tax returns. Asset depletion instead of employment income. Recent credit events with shorter waiting periods. Foreign nationals without a Social Security number.
The average credit score on non-QM loans is well above average. These aren't subprime borrowers. They're people whose income or documentation doesn't fit a template, even though they clearly have the ability to repay.
The rates are higher. That's the cost of alternative documentation. But for many borrowers, the alternative to a non-QM loan isn't a cheaper loan. It's no loan at all. If you've been told no by a traditional lender, it's worth a conversation.
Key Details
How I Handle This
I figure out why the standard path doesn't work. Then identify which non-QM program fits and match it to the right lender.
Non-QM pricing varies more across lenders than conventional. Some price well but can't close. Some close reliably but price higher. I know which ones do both. Common non-QM subtypes: bank statement loans and DSCR.
Questions I Get
Is non-QM the same as subprime?
No. Subprime meant minimal documentation and poor underwriting. Non-QM uses alternative documentation with proper verification. Different product entirely.
Are rates much higher?
Higher than conventional. Not as dramatic as most people fear. Depends on the specific program, credit, and down payment. For many borrowers, the premium is worth it because the alternative is not buying.
Which program fits me?
Self-employed with strong deposits? Bank statement. Investor? DSCR. Retired with assets? Asset depletion. Recent credit event? Specialized programs exist. I figure out the match.
Are they safe?
Yes. Same consumer protection framework. Ability-to-Repay requirement applies.
Been told no? Let's see if there's a yes.
Send me your situation. I'll tell you which path fits. No judgment. Just math.