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
For self-employed buyers in Tom Green County, the right loan looks at your bank statements, not your 1040. With 12–24 months of deposits, you can qualify for a home without the W-2s and tax returns a traditional lender demands. If most of your income is on 1099s, a 1099 loan can count roughly 90–100% of it instead. Our specialists work with self-employed borrowers throughout Tom Green County, including San Angelo and nearby areas.
Who qualifies in Tom Green 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.
Gig income counts — document it right
Uber, DoorDash, Instacart, freelance platforms — lenders aggregate it all as self-employment income. Route payouts into one account, keep your 1099s, and show about two years of history. Bank statement and 1099 loans capture what the apps actually paid you, not what survived your mileage deduction.
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.
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.
Do bank statement loans work for real estate agents?
They're one of the best fits. Commission deposits qualify you, and 24 months of statements smooths seasonal swings. If your brokerage 1099s your gross commissions, a 1099 loan counting 90-100% of gross may be even stronger.
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.
Are bank statement loan rates higher?
Usually somewhat higher (often about 0.5%–2% over conventional) because they don't fit standard guidelines. There's no monthly PMI, and the real comparison is to being denied conventionally — many borrowers refinance later.
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.
Who is a bank statement loan best for?
Business owners, 1099 contractors, realtors, gig workers, and freelancers whose tax write-offs shrink their reported income but whose deposits show strong, steady cash flow.
Tom Green County business owners — get pre-qualified
Free, no-obligation. See what you qualify for in about a minute.