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
Business owners and 1099 earners in Upshur 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. If most of your income is on 1099s, a 1099 loan can count roughly 90–100% of it instead. From Gilmer to the surrounding towns, we help Upshur County business owners qualify on their deposits.
Who qualifies in Upshur 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
Realtors: qualify on your commissions
Agents deduct heavily — mileage, marketing, MLS dues, splits — so the net income a conventional lender sees rarely reflects real earnings. Bank statement loans count your commission deposits, and 1099 loans count 90-100% of your gross 1099 — two clean paths to the home you've been selling everyone else.
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.
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.
A DSCR of 1.0 means rent covers the full payment; many lenders price best at 1.25 or higher. Some programs allow ratios below 1.0 with stronger down payments and reserves.
Can I buy an investment property?
Yes. Bank statement and DSCR loans can finance primary homes, second homes, and investment properties. Note Texas caps cash-out refinances on a primary residence at 80% of value.
Can I finance a barndominium with a non-QM loan in Texas?
Texas is one of the friendliest barndo lending markets anywhere. Portfolio and non-QM lenders finance completed barndominiums when comparable sales support the appraisal; construction usually runs through a construction-to-permanent loan.
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.
Can I close a DSCR loan in my LLC's name?
Yes — DSCR loans commonly close in an LLC or other entity, which many investors prefer for liability separation. The property qualifies on its rent versus its full payment (PITIA), not your personal income.
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.
Upshur County business owners — get pre-qualified
Free, no-obligation. See what you qualify for in about a minute.