— Non-QM Mortgages • Arizona & Florida
Strong Finances. Unconventional Income. Your Mortgage Options Shouldn't Stop There.
If you're self-employed, paid by commission or building wealth in ways a tax return doesn't fully show, traditional mortgage underwriting may overlook your actual financial strength. Non-QM financing may offer alternative ways to document your income or assets.
Paul personally originates for eligible Arizona and Florida properties. Looking at a home in another state? Use "Talk With Paul" to request an introduction to a NEXA Lending loan officer licensed there. Start our standard secure mortgage application; we'll discuss which financial documentation fits your scenario.
— Two ways to see a borrower
Traditional documentation
- W-2s
- Tax returns
Your full financial picture
- Bank deposits
- Assets & reserves
- 1099 income
- Business cash flow
What Is Non-QM?
Non-QM stands for Non-Qualified Mortgage. It generally describes a mortgage that doesn't meet every regulatory "Qualified Mortgage" criterion — often because income or assets are documented differently than standard agency loans require. It isn't a shortcut: lenders still assess your ability to repay where applicable, and approval is subject to full underwriting.
Different Ways to Show Financial Strength.
- 01
Bank statements
Qualifying income may be calculated from 12 or 24 months of personal or business bank statements, as the program allows.
- 02
1099, P&L & commission income
1099 earnings, self-employed profit-and-loss statements or commission income may be considered. Lender overlays and documentation rules vary.
- 03
Asset utilization
Some programs may consider substantial liquid or retirement assets in place of traditional income. Calculations and eligible assets are program dependent.
- 04
Blended & complex income
Multiple income sources or complex self-employment earnings may be reviewed together where a program permits.
Not every program accepts every documentation type, and documentation is always required.
Conventional vs. Non-QM
Conventional (agency) loans
- Income typically documented with tax returns, W-2s and paystubs
- Standard debt-to-income guidelines
- Credit, assets, appraisal and underwriting review
Non-QM loans
- Alternative income or asset documentation where the program allows
- Guidelines vary by lender and program
- Credit, income/assets, appraisal and underwriting oversight still apply
Don't Assume Alternative Documentation Always Means a Higher Rate.
Non-QM pricing isn't automatically higher. In some scenarios, a Non-QM option may compare favorably with conventional financing — in others it won't. The only way to know is an apples-to-apples comparison:
- Interest rate
- APR
- Points & fees
- Fixed vs. adjustable
- Cash to close
- Expected time in the home
How It Works.
- Step 1
Start your secure application
Use our standard secure mortgage application — there's no separate Non-QM application.
- Step 2
We evaluate your income and assets
We review how your income and assets are best documented and compare lender guidelines for your scenario.
- Step 3
Choose and complete underwriting
Choose the best-fitting financing. The selected lender then verifies documentation, credit, assets and appraisal before closing.
Non-QM residential financing is separate from business-purpose DSCR investor loans, a NEXA HELOC and The Cash Flow Mortgage Method℠, Paul's educational analysis.
Non-QM Questions.
What is a Non-QM loan?
A Non-QM (Non-Qualified Mortgage) is a mortgage that doesn't meet every regulatory "Qualified Mortgage" criterion — often because income is documented in alternative ways. Lenders still assess your ability to repay where applicable, and every loan is subject to underwriting.
Can I qualify with bank statements instead of tax returns?
Possibly. Some programs calculate qualifying income from 12 or 24 months of personal or business bank statements. Acceptable statements, expense factors and other requirements vary by lender.
I have significant assets but limited income. Is there an option?
Some asset-utilization programs may consider eligible liquid or retirement assets to help qualify. Which assets count, and how, depends on the program.
Can a Non-QM loan ever be priced better than a conventional loan?
In some scenarios a Non-QM option may compare favorably, but not always. Compare the actual rate, APR, points, fees, fixed vs. adjustable terms and cash to close side by side.
What credit score and down payment do I need?
It varies by lender, program, property and documentation type. Credit, down payment, reserves and appraisal all still matter. We'll review your scenario against current guidelines.
Which states do you serve for Non-QM?
I personally originate Non-QM mortgages for eligible properties in Arizona and Florida. Buying or refinancing in another state? I may be able to connect you with another NEXA Lending loan officer licensed to serve that state, depending on program availability. You would work directly with that loan officer—not me—on your application and loan.
I'm buying a rental. Is Non-QM right?
Investors qualifying mainly on a rental property's cash flow may want to explore DSCR investor loans instead.
Your finances are more than a tax return. Let's show the full picture.
Paul Dunn personally originates Non-QM financing for eligible Arizona and Florida properties only. For another state, an introduction may be arranged to a separately licensed NEXA Lending loan officer who would handle your application and loan directly. Not an offer to lend or a commitment. Rates, APR, fees, terms, documentation and eligibility vary by lender and program and are subject to credit, income/asset verification, appraisal, underwriting and applicable law.