We understand real income and real opportunity. At SEI Mortgage, we help self employed borrowers and real estate investors qualify using cash flow, bank statements, and creative programs that traditional lenders overlook.
Call Today! 800-401-1363
At SEI Mortgage, our mission is to empower those often overlooked by traditional banks. From self employed professionals and gig workers to entrepreneurs and real estate investors, we provide mortgage programs that reflect your true financial picture. We believe hard work and smart business decisions should open doors, not close them, which is why we offer innovative options like bank statement loans, DSCR financing, and private money solutions when others cannot.
Find out how SEI Mortgage helps self employed borrowers and investors achieve their homeownership and investment goals.
Traditional lenders often focus only on tax returns, which overlook the real cash flow of business owners. At SEI Mortgage, we understand the challenges self employed borrowers face and provide solutions that recognize your actual earnings. From bank statement programs to cash flow qualification, our mortgage options are built to match your financial reality and open the door to homeownership.
We use your real cash flow, not just your taxable income, to help you qualify. At SEI Mortgage, your business achievements become the foundation for flexible mortgage solutions.
While write offs reduce taxes, they often make it harder to qualify with traditional lenders. Our Self Employed Mortgage Programs look beyond tax returns to reflect your actual earnings.
As a business owner, you work hard to grow income and assets. We provide mortgage solutions that acknowledge your true financial picture, going beyond the limits of traditional tax return lending.
Your write offs lower your taxes but should not reduce your home buying power. With SEI Mortgage, you can qualify based on real cash flow and flexible lending options.
From first-time homebuyers to seasoned investors, we offer a wide range of Home Loan and Mortgage solutions designed to meet your unique needs. Discover competitive rates, flexible terms, and expert support to help you achieve your homeownership goals.
Why an ADU Could Be Your Next Best Investment Accessory Dwelling Units (ADUs) are becoming a powerful way to monetize your property whether you own
What Are Non QM Loans? When you are creditworthy yet do not check all the boxes for a traditional mortgage, a non QM (non-qualified mortgage) offers a
Divorce is never easy, and when a home and mortgage are involved, emotions mix with large financial decisions. In 2025, nearly half of all marriages
Ready to take the next step? Whether you’re buying your first home, refinancing, or exploring loan options, the Wise Home Lending Team is here to help. Contact us today and let our experts guide you through a seamless Home Loan and Mortgage process. Your journey to the perfect home starts here!
Whether you’re self employed, investing in property, or looking for flexible financing options, our FAQ section covers the most common questions we hear from clients. Explore practical answers about Bank Statement Loans, DSCR Loans, Asset-Based Lending, and more, so you can move forward with confidence.
No. While good credit helps, many self employed loan programs have flexible credit requirements. The focus is more on income flow, assets, and overall financial stability than on a perfect credit score.
SEI Mortgage specializes in Investment Property Financing, offering programs like DSCR Loans, Asset-Based Lending, and cash-out refinancing. These options are designed to support investors who want to purchase, expand, or optimize rental portfolios without being limited by personal income requirements.
DSCR Loans (Debt Service Coverage Ratio Loans) are designed for real estate investors. Instead of reviewing personal income, these loans qualify based on the rental income the property generates compared to its expenses. This makes them an excellent fit for building or expanding an investment property portfolio.
Bank Statement Loans allow self employed borrowers to qualify using deposits shown on their bank statements instead of tax returns. By reviewing 12–24 months of business or personal bank statements, lenders can calculate your true income and approve financing that reflects your actual cash flow.
Asset-Based Lending uses your liquid assets — such as investment accounts, retirement funds, or savings — to qualify you for a mortgage. Instead of relying solely on income, the lender reviews your assets to ensure you have the resources to repay the loan, making this a flexible option for high net worth borrowers.
A 6 Month SOFR Loan is an adjustable-rate mortgage tied to the Secured Overnight Financing Rate (SOFR). The interest rate adjusts every six months, which can provide lower initial payments compared to fixed-rate loans. These programs are ideal for borrowers who want flexibility or expect to refinance in the future.
Yes. Through Foreign National Lending programs, non-U.S. residents can purchase or invest in property without a Social Security number or U.S. credit history. Lenders typically use passports, visas, or ITINs along with international income and assets to help foreign nationals secure financing.
A Non-Qualified Mortgage (Non-QM) is any loan that doesn’t fit traditional lending standards but still meets responsible underwriting. Examples include DSCR Loans, Bank Statement Loans, and Asset-Based Lending. Non-QM programs are built for borrowers with unique income, credit, or investment situations.
Traditional banks often overlook self employed borrowers due to tax write-offs and non-traditional income. At SEI Mortgage, we provide solutions like Bank Statement Loans, Profit and Loss Programs, and other Non-QM options that recognize your real earnings and make homeownership or investment possible.
Traditional lenders usually rely on tax returns and W-2 income to calculate qualifying income. For self employed borrowers, business deductions often reduce taxable income, which makes it look like they earn less than they actually do. This can make approval harder, even when cash flow is strong.
SEI Mortgage offers programs like Bank Statement Loans, Profit and Loss Programs, 1099 Income Loans, and Non-QM mortgages. These use real income documentation such as bank deposits, business financials, or contracts instead of standard tax returns.
With a Bank Statement Loan, lenders review 12–24 months of bank statements to calculate your average income. This allows borrowers to qualify based on actual earnings and deposits, not taxable income reduced by business write-offs.
Yes. Self employed borrowers can refinance using the same flexible documentation options used for purchase loans. Refinancing can help lower your rate, pull cash out for business or personal use, or restructure debt with more favorable terms.
Absolutely. Asset-Based Lending allows borrowers to qualify using savings, investments, or retirement accounts rather than income alone. For self employed clients with significant assets, this can provide a powerful alternative to traditional income-based qualifications.
Depending on the program, documents may include bank statements, profit and loss statements, 1099s, or asset account statements. SEI Mortgage will guide you on the right documentation for the loan that fits your situation.
We specialize in helping business owners, freelancers, and independent professionals get approved where banks often say no. SEI Mortgage looks beyond tax returns to real earnings, assets, and business strength, giving self employed borrowers the solutions they need to achieve homeownership and investment goals.
Real estate investors often benefit from programs designed around property income and asset strength rather than personal tax returns. Popular solutions include DSCR Loans, which qualify based on rental income, and Asset-Based Lending, which uses investment accounts or savings to support approval. These flexible options make it easier to scale a portfolio and access financing quickly.
A DSCR Loan (Debt Service Coverage Ratio Loan) qualifies an investor by comparing the property’s rental income against its expenses. If the property generates enough cash flow to cover the mortgage payment, taxes, and insurance, the borrower can often qualify without needing to provide W-2s or traditional income documentation. This makes DSCR Loans a preferred choice for expanding rental property portfolios.
Yes. Many investors use cash-out refinancing to pull equity from existing properties. This strategy allows you to reinvest in new opportunities, pay down other debts, or improve current rental units. Investor refinance options through SEI Mortgage are tailored to maximize flexibility while helping you leverage your portfolio for long-term growth.
Self-employed borrowers often face challenges with traditional mortgage qualification, but Bank Statement Loans are designed to offer flexibility and accessibility. Here’s what makes these loans ideal for business owners, freelancers, and independent contractors:
Up to 90% Financing: Borrow up to 90% of the property’s value with competitive rates and flexible terms.
Interest-Only Options: Choose from 30- or 40-year terms with interest-only payment options to help manage cash flow, especially in the early years of the loan.
ARM and Fixed-Rate Options: Whether you want the stability of a fixed rate or the flexibility of an adjustable-rate mortgage, there’s a solution that fits your strategy.
Low Expense Factors: Qualify using as little as a 10% expense factor, allowing more of your gross income to count toward your qualification.
Flexible Employment History: Only 1 year of self-employment is required in some cases, particularly for those who have transitioned from W-2 to self-employed or 1099 income.
Higher DTI Limits: Debt-to-income ratios up to 55% are allowed, making these loans accessible even for those with significant business or personal obligations.
Credit-Friendly: Minimum FICO score of 600 accepted, giving more borrowers a chance to qualify regardless of credit challenges.
These highlights make Bank Statement Loans for the self-employed a powerful financing tool for those with complex or unconventional income streams.
| Feature | Bank Statement Loan | Traditional Mortgage |
|---|---|---|
| Who is it for? | Self-employed borrowers, freelancers, business owners, 1099 earners | W-2 employees with verifiable income |
| Usage | Primary home, second home, or investment property | Primary home, second home, or investment property |
| Income verification | 12–24 months of bank statements | Tax returns, W-2s, and pay stubs |
| Minimum down payment | 10% | 3%–5% (20% to avoid PMI) |
| Minimum credit score | 620 | 620 |
| Loan terms available | 15–40 years, fixed or interest-only | 15–30 years, fixed or adjustable |
Debt Service Coverage Ratio (DSCR) Loans are built for real estate investors looking to qualify based on rental income rather than personal income. These loans are ideal for expanding a property portfolio with fewer documentation hurdles.
Up to 85% LTV: Finance up to 85% of the property’s value, helping you maximize leverage while keeping cash on hand.
Flexible DSCR Ranges: Loans are available with DSCRs from below 0.75 (No Ratio) up to 1.25+, giving flexibility to both high- and low-yielding properties.
Asset Utilization Accepted: Use personal or business liquid assets—including retirement accounts, CDs, and stock portfolios—to help meet qualification criteria.
ARM and Fixed-Rate Options: Choose between adjustable-rate and fixed-rate mortgage options to align with your investment goals.
Interest-Only Payment Options: Lower your monthly obligations with interest-only terms, giving you breathing room to reinvest cash flow.
Eligible for 1–12 Unit Properties: Whether you’re financing a single rental or a small apartment complex, DSCR loans accommodate properties with up to 12 units.
DSCR Loans make it easier to qualify by focusing on the property’s income potential—not your tax returns—so you can grow your investment portfolio faster.
Access the equity in your home without touching your first mortgage. Whether you’re looking to renovate, invest, or consolidate debt, a second mortgage or HELOC can provide flexible funding tailored to your needs.
Up to 90% CLTV for Primary Residences: Tap into a significant portion of your home’s equity—up to 90% combined loan-to-value—for owner-occupied properties.
Up to 85% CLTV for Investment Properties: Investors can access up to 85% CLTV, making this an ideal solution for rental or income-generating properties.
Flexible Terms: Choose between a fixed second mortgage (HELOAN) with terms from 1 to 30 years, or a revolving HELOC with terms ranging from 3 to 30 years.
Low Credit Score Requirements: Qualify with credit scores starting at 600, opening the door for more borrowers.
Multiple Income Documentation Options: Qualify using full documentation, Profit and Loss (P&L) statements, or bank statements, depending on your financial profile.
DSCR-Eligible Second Mortgages: Real estate investors can benefit from DSCR-based second mortgages, perfect for refinancing or cashing out from income-producing properties.
With both fixed and revolving options, these equity solutions are designed to offer flexibility, fast access to capital, and broader eligibility—even for borrowers who don’t meet traditional underwriting standards.
P&L mortgage loans are a powerful option for self-employed borrowers who prefer not to use tax returns or bank statements. By leveraging a CPA-prepared Profit and Loss statement, you can qualify based on actual business performance instead of traditional income documentation.
No Bank Statements or Tax Returns Required: Qualify without W-2s, pay stubs, or tax filings—just a 12-month P&L statement signed by your CPA.
Flexible Loan Structure: Available for primary residences and investment properties, including first and second liens.
Generous Loan Terms:
Up to 85% CLTV
Up to 55% DTI
Interest-only payment options
Gift funds accepted toward down payment or reserves
Low Expense Ratios: With expense factors as low as 10%, you can use up to 90% of your P&L’s net income for qualification.
If you’re a business owner seeking flexible documentation and full control over how your income is evaluated, a P&L mortgage loan offers a smart, efficient solution tailored to your financial reality.
ITIN home loans make it possible for foreign nationals and non-U.S. citizens without a Social Security Number (SSN) to finance a home in the United States. These mortgage options are designed for borrowers who have an Individual Taxpayer Identification Number (ITIN) and offer flexible terms and documentation options.
No SSN Required: Qualify for a home loan using your ITIN instead of a Social Security Number, helping overcome a major barrier for many non-citizen applicants.
Loan Highlights:
Up to 90% LTV available
Minimum FICO score of 650 (as low as 550 with bridge loan options)
Use for purchase, refinance, or cash-out
Accepts all income types
Flexible Verification Methods:
12–24 months of bank statements
1–2 years of 1099s or P&L statements
1-year W2 or tax return
Written VOE (Verification of Employment)
Asset-based income
DSCR qualification for investment properties
Why Consider an ITIN Mortgage?
No residency requirement — great for international buyers or undocumented residents
Credit-building opportunity — each on-time payment helps strengthen your U.S. credit profile
More affordable than hard money — flexible repayment options with lower rates and long-term stability
If you’re working, investing, or building a life in the U.S. without a Social Security Number, an ITIN mortgage could be your path to homeownership or investment real estate—without the traditional hurdles.
Private money loans are fast, asset-based financing solutions designed for real estate investors, developers, and buyers who need flexible terms and minimal documentation. Whether you’re flipping a property, bridging a purchase, or facing an urgent refinance need, these loans provide fast access to capital without the strict requirements of conventional financing.
Private Loan Options Include:
Bridge Loans
Short-term financing (up to 24 months) ideal for buyers needing fast funding while transitioning between property sales. Great for avoiding delays when timing is critical.
Construction Loans
Short-term hard money loans (6 to 12 months) for active build projects. Perfect for developers with approved permits looking to cover immediate construction costs.
Rescue Loans
Available as purchase or refinance loans (0 to 6-month terms) when traditional financing falls through or time-sensitive deals require last-minute funding.
Long-Term Investor Loans
Up to 30-year fixed terms for purchases or refinances. These options improve cash flow and offer stable repayment terms for long-hold investment strategies.
Program Highlights:
No income documentation required
No minimum FICO score required
Fast closings and streamlined approval
Available for owner-occupied and investment properties
Whether you’re rebuilding credit, need rapid funding, or simply want flexible underwriting, private money lending offers a valuable alternative to bank financing—especially for those with unique financial scenarios or tight timelines.
Qualify Using Liquid Assets Only:
Borrowers can qualify without traditional income verification or employment history. Instead, eligibility is based on liquid assets such as checking and savings accounts, CDs, stocks, bonds, retirement accounts, and mutual funds.
No Income or Employment Required:
This program is ideal for high-net-worth individuals, retirees, self-employed borrowers, or anyone with significant assets but non-traditional or no current income.
Loan Amounts Up to $3 Million:
Secure high-value financing for primary residences, second homes, or investment properties based on the strength of your asset portfolio.
Flexible Asset Calculation:
Use 100% of funds in bank accounts and up to 70% of retirement and investment account balances. Qualification is typically based on dividing the verified assets over 60, 84, or 120 months (5, 7, or 10 years).
No DTI Ratio Requirement:
Debt-to-Income ratios are not calculated for most asset-based loans, removing a common barrier for borrowers with high-value assets but complex financial profiles.
Down Payment as Low as 20%:
Minimum 20% down payment required, making this a viable option even for those looking to conserve liquidity while purchasing property.
Interest-Only Options Available:
Reduce monthly payments during the early years of the loan with interest-only payment options, providing increased flexibility for cash flow management.
SOFR ARM Options for Lower Initial Rates:
Choose from 6-Month SOFR ARMs with fixed introductory periods (3, 5, 7, or 10 years), followed by adjustments every 6 months based on the 30-day SOFR index.
Cash-Out Options Available:
Tap into your asset strength to access cash for renovations, investments, or large expenses without needing to show employment or income.
Fast, Common-Sense Underwriting:
Manual underwriting process focused on real asset verification, making approvals smoother for qualified borrowers.
Leverage Your Assets Instead of Income:
With asset utilization loans, borrowers qualify based on the value of liquid assets — not employment or income. This is a powerful alternative for retirees, self-employed individuals, or high-net-worth borrowers with substantial savings or investment holdings.
No Traditional Income Documentation Required:
No tax returns, W-2s, pay stubs, or employment verification needed. Assets such as bank accounts, stocks, bonds, and retirement funds are used to calculate qualifying income.
Flexible Asset Types Accepted:
Use 100% of the balance from personal checking and savings accounts. Up to 70% of retirement and investment accounts (like IRAs or brokerage accounts) may be used for qualification purposes.
Loan Amounts Up to $3 Million:
Secure substantial financing for primary residences, second homes, or investment properties based solely on your asset portfolio.
Qualification Based on Asset Depletion Formula:
Lenders calculate qualifying income by dividing eligible assets by 60, 84, or 120 months — depending on the loan term — to determine monthly income for underwriting purposes.
No Employment Required:
Perfect for borrowers who no longer work, have variable income, or recently transitioned out of a traditional role — including retirees or those living off investments.
Down Payment as Low as 20%:
Minimum 20% down payment required, making this option accessible to borrowers who want to retain liquidity while investing in property.
No DTI Calculations in Most Cases:
Since qualification is based entirely on assets, debt-to-income ratio is not a limiting factor for most asset utilization loans.
Interest-Only Payment Options Available:
Manage your cash flow with flexible repayment options, including interest-only plans to reduce initial monthly obligations.
SOFR ARM and Fixed-Rate Options Available:
Access competitive rate structures with choices ranging from fixed-rate terms to adjustable-rate SOFR ARMs with 3/6, 5/6, 7/6, and 10/6 options.
