Three 1099s, a side LLC, and some rental income? I add it all up.
Variable income is not a disqualifier. It takes a broker who knows how to document it and which lenders count the most.
Overview
You earn money from multiple sources. W-2 plus a side business. Several 1099 relationships. Some rental properties mixed in. The income is real. It just doesn't look like a single neat paycheck.
Most lenders see this and close the file. Too complicated. Too much paperwork. They don't want to deal with it.
I see it as a documentation exercise. Which income sources can each lender count? How do they average variable amounts? Does rental income offset the rental debt or go to waste because the lender can't apply it? I find the lender that qualifies the most of your real income.
What I Look For
How I Handle This
I inventory every source. Type, documentation, history, stability. Calculate qualifying income the way each lender would. Match you with the one that produces the strongest file.
Questions I Get
Can all my income sources count?
If they're documented and placed with the right lender, yes. The challenge is finding the lender that counts all of them.
How do lenders handle 1099 alongside W-2?
Differently. W-2 is straightforward. 1099 typically needs two-year history and gets averaged. Increasing 1099 income works in your favor.
Can rental income help me qualify?
Yes, if the lender handles it correctly. Not all do. I know the differences.
What about variable year-to-year income?
Lenders average over two years typically. Seasonal patterns are fine if the trend isn't declining. Bank statement programs may tell a better story if current income is stronger.
Multiple streams and don't know what qualifies?
Send me what you earn and from where. I'll tell you which lenders count the most.