When your income is real but your tax return doesn't show it. Minimum 620 score, 640 on select programs. These files don't go through standard Fannie Mae or Freddie Mac findings.
Income from deposits, not tax returns
We calculate income from 12 or 24 months of personal or business deposits. Built for owners who write off heavily and show a low taxable income.
Qualify with a prepared P&L statement
A CPA or licensed tax preparer prepares a 12 or 24 month profit and loss statement and that becomes your income. No bank statements, no tax returns.
No Social Security number required
Buy a primary home, second home, or rental with an Individual Taxpayer Identification Number. Income can come from W-2s, tax returns, or bank statements. A larger down payment is typical.
A dedicated ITIN program with its own guidelines
Our Tule River program is built specifically for ITIN borrowers, with underwriting that looks at the whole file rather than a standard Non-QM matrix. Ask us to compare it side by side with the general ITIN option for your scenario.
For contractors and gig workers
Qualify with one or two years of 1099 forms instead of full tax returns. Ideal for drivers, realtors, salespeople, and independent contractors.
Your savings do the qualifying
Liquid assets such as savings, investments, and retirement accounts are converted into a monthly qualifying income. For retirees, sellers of a business, and high-net-worth buyers with little reported income.
Buy in the U.S. without U.S. credit
For buyers who live abroad and want a second home or rental in the United States. Passport, visa, and foreign income or assets replace a U.S. credit history.
Official guidelines: CFPB: Ability-to-repay and qualified mortgage rule (Reg Z §1026.43) · IRS: Individual Taxpayer Identification Number
A Non-QM (non-qualified mortgage) loan does not follow the standard Fannie Mae or Freddie Mac documentation rules. It lets self-employed borrowers, ITIN holders, and investors qualify with bank statements, a P&L, 1099s, or assets instead of tax returns. Minimum scores start at 620.
Yes. AM Lending offers ITIN mortgages, including the dedicated Tule River program, for primary homes, second homes, and rentals. Income can come from W-2s, tax returns, or bank statements, and a larger down payment, typically 10% to 20%, is expected.
We average 12 or 24 months of deposits from your personal or business accounts, apply an expense factor to business accounts, and use that figure as your monthly income. No tax returns are needed, which helps owners who write off heavily on their returns.
Send us your scenario: income, credit, and savings. We'll tell you in plain language which programs apply, in English or Spanish.
Figures shown are typical program guidelines and vary by lender, property, and your profile. This is not a commitment to lend. All loans are subject to credit and underwriting approval. Programs, rates, and requirements are subject to change without notice.
Equal Housing Lender. We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the nation.
We serve you in English and Spanish. Licensed in DC, Maryland, Virginia, Florida, and Texas.