Self-employed? Qualify using 12–24 months of bank statements instead of tax returns. We count your real deposits — not your write-offs. See your qualifying income in 60 seconds.
No Tax ReturnsQualify on 12–24 months of personal or business bank statements.
Real Income CountedWe use your deposits, not your write-off-reduced taxable income.
10% DownCompetitive down-payment options for self-employed borrowers.
Built for Business Owners1099 contractors, realtors, gig workers, and entrepreneurs welcome.
Licensed Texas loan specialistsNMLS ID available on requestEqual Housing Opportunity
Qualify on deposits, not tax returns, in Panola County
If you run a business, contract, or freelance in Panola County, a conventional lender's reliance on tax returns can work against you. Bank statement loans count your actual cash flow — often 50% of business deposits or 100% of personal — to get you qualified. Many borrowers buy now and refinance into a conventional loan once their tax picture strengthens. Whether your business is in Carthage or elsewhere in Panola County, we can turn your deposits into buying power.
Who qualifies in Panola 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
ITIN loans: no Social Security number required
Taxpayers who file with an IRS-issued ITIN can buy a home through ITIN mortgage programs — typically 10-20% down, two years of work history, and credit shown by score or alternative trade lines like rent and utilities. Self-employed ITIN borrowers can often qualify with bank statements.
DSCR loans for real estate investors
Buying a rental? A DSCR loan qualifies you on the property's cash flow instead of your personal income — no tax returns, no pay stubs. With interest-only options and entity (LLC) eligibility, it's the go-to for investors growing a portfolio.
A bridge to a conventional refinance
Many borrowers use a bank-statement loan to buy now, then refinance into a conventional loan later once two years of stronger tax returns are on file. You get the home today and keep the door open to a lower rate down the road.
No. Income is verified from your deposits (or 1099s/P&L), so no tax returns or W-2s are required to document income — just proof of self-employment and consistent statements.
How much of my deposits count as income?
Typically 100% of personal-account deposits, or about 50% of business-account deposits, sometimes adjusted by a CPA expense letter. Roughly $20,000/month in business deposits can support about a $350,000 home.
What credit score do I need?
Many programs start around 620–660. A higher score unlocks better rates and lower down payments, but strong, consistent deposits carry a lot of weight too.
Can I get a mortgage with an ITIN instead of a Social Security number?
Yes. ITIN loans underwrite with your IRS-issued taxpayer ID, typically with 10-20% down and two years of work history. Self-employed ITIN borrowers can often document income with bank statements.
What about jumbo loans for the self-employed?
Bank statement jumbo programs lend above the conforming limit ($832,750 in most Texas counties for 2026) using deposit-based income — expect larger down payments and deeper reserves than smaller loans.
Will moving money between my accounts hurt my application?
It can muddy the file. Transfers between your own accounts get excluded so they aren't double-counted, and frequent overdrafts or NSFs are red flags. Keep deposits clean and consistent in the months before applying.
Panola County business owners — get pre-qualified
Free, no-obligation. See what you qualify for in about a minute.