Bank statement & 1099 mortgages for Lavaca County
Business owners and 1099 earners in Lavaca County have options beyond the conventional box. Bank statement, 1099, and P&L loan programs qualify you on real income — your deposits — so write-offs don't sink your application. Real estate investors can use DSCR loans that qualify on a property's rental cash flow alone. Our specialists work with self-employed borrowers throughout Lavaca County, including Hallettsville and nearby areas.
Who qualifies in Lavaca County
- Self-employed 2+ years (1–2 years may work with experience)
- 12–24 months of bank statements
- 620+ credit and 10%%+ down
- Roughly 50%% of monthly deposits counted as income
Non-warrantable condos: when the building is the problem
Sometimes you qualify and the condo doesn't — too many rentals in the project, pending litigation, one owner holding too many units. Conventional lenders walk away; non-QM lenders underwrite the building on its merits. If a condo deal died over 'warrantability,' there's usually still a loan for it.
How much you'll put down
Most bank-statement programs start around 10% down, with better pricing at 15–20%+. If your credit or deposit history is on the lighter side, a larger down payment is often the lever that gets you approved.
Denied? The documentation was wrong, not the income
Most self-employed denials trace to one cause: the underwriter used post-write-off taxable income. The same file re-documented with 12-24 months of deposits, gross 1099s, or a CPA-prepared P&L often approves. Bring your denial letter — it tells the next loan officer exactly what to solve.