Mortgages for the way you actually earn.
Bank statement loans, 1099 programs, asset depletion, and Non-QM solutions for Pointes business owners and contractors whose income doesn't fit a W-2 template.
Your tax strategy and your mortgage should not be fighting each other.
I'm David Rakecky, CFP®. If you run a business or contract on 1099, you already know the problem. A retail bank looks at your net taxable income, penalizes you for every smart deduction, and tells you to "just claim more next year." That's advice that costs you more in taxes than it saves you on the mortgage. There's a better way, and it starts with finding a lender whose underwriting actually fits the way you make money.
The self-employed mortgage problem.
Here's the disconnect. You run a profitable business. You have strong cash flow. You're financially disciplined. But when a bank looks at your tax return, they see a smaller number than what you actually earn, because traditional underwriting uses net taxable income after deductions, not gross revenue or real cash flow.
The same tax strategy that saves you real money every year makes you look less qualified on paper. Retail lenders don't have a good answer for this. Their typical solution is to tell you to stop taking legitimate deductions, or to wait two years and file differently. Both answers are expensive.
The better answer is a lender whose program is built for how you actually earn. Bank statement loans evaluate deposits. Asset depletion loans evaluate wealth. 1099 programs evaluate contract income. Non-QM loans evaluate the whole financial picture. As a CFP and a broker, I know which lender fits which borrower, and I structure your file to match the underwriting box so the file actually gets approved on the first pass.
Borrowers I work with.
If your income comes from any of these sources, a retail bank has probably made this harder than it needs to be.
Business Owners
Sole proprietors, LLC members, S-Corp and C-Corp owners. Legitimate deductions lower your taxable income without reducing your real cash flow. Retail lenders penalize you for what your CPA is doing right.
1099 Contractors
Freelancers, consultants, independent contractors. Project-based or variable income that most retail lenders struggle to evaluate, even when the total annual earnings are strong and stable.
The business owner who qualified for a million-dollar home, and bought $750k instead.
A business owner came to me looking at a $1M home in the Farms. On paper, he could afford it. The income was there. The debt ratios worked. A retail bank would have issued the pre-approval letter without a second thought.
We sat down and broke apart the real monthly cost. Not just principal and interest, not just the PITI number on the pre-approval letter, the full running cost of actually owning the house: taxes, insurance, utilities, maintenance reserve, upkeep. The gap between the number the bank showed and the real number was over a thousand dollars a month. Every one of those dollars would have come out of the cash he was reinvesting into his business. A business that was growing. A business where every dollar of reinvested capital was compounding into real returns.
He bought a $750k home instead. That decision freed up enough cash flow to keep pouring into the business. The plan is simple: grow the business over the next ten years, accelerate his earning power, and move up to the $1.5 to $2M home when the math actually supports it. Not when the bank says he qualifies. When the money says he's ready. The goal is not to spend the most right now. It's to maximize what can be spent over a lifetime. That's what a CFP thinks about. That's what most mortgage brokers don't.
Non-traditional loan programs.
Four main paths to qualification. I match you with the one that fits how you actually earn, then structure the file for the right lender.
Bank Statement Loans
Qualify using 12 to 24 months of personal or business bank deposits instead of tax returns. The most common path for business owners with legitimate deductions that compress taxable income. Your qualifying income gets calculated from deposits, which usually reflects real earning power better than a return does.
Learn more →1099 Contractor Mortgage
Built for independent contractors and freelancers who earn 1099 income. Qualification typically uses one or two years of 1099s plus bank statements, without requiring the full tax return deep-dive that usually shrinks qualifying income.
Learn more →Asset Depletion Mortgage
Qualify based on liquid assets instead of monthly income. The lender divides your qualifying assets by the loan term to calculate income. A useful tool for business owners between liquidity events, founders with significant savings but variable take-home income, and buyers who recently sold a business or took a large distribution.
Learn more →Non-QM Loans
Non-qualified mortgage programs that use alternative methods to verify ability to repay. Not subprime. These are for financially strong borrowers whose situation doesn't fit the standard agency template. Bank statement and 1099 programs are both examples of Non-QM.
Learn more →How a self-employed loan actually runs.
Four steps, built around your income structure, not retail bank templates.
Income Strategy Session
A 60-minute CFP-led review of your full financial picture: tax returns, bank statements, business structure, cash flow, assets, and goals. I identify which qualification method gives you the strongest position and walk you through what each one will require.
Program & Lender Match
I shop your file across wholesale lenders who specialize in non-traditional income. Not every lender offers bank statement or asset depletion programs, and the ones that do have very different underwriting boxes. I know which ones fit which borrowers.
Underwriting Stress Test
Before I submit, I put your file through a simulated underwriting review to catch issues in week one instead of week five. Self-employed files have more moving pieces. I find the issues before the underwriter does.
Friday Check-In to Close
A text update every Friday until closing, with your realtor copied in. Between Fridays, I'm reachable by text or call whenever you or your realtor need me. Typical close: 30 to 45 days, with no surprises in the final week.
Common questions.
Can I get a mortgage if I'm self-employed?
What is a bank statement loan?
What is an asset depletion mortgage?
Do I need two years of self-employment history?
What is a Non-QM loan?
Will a non-traditional program cost me a higher rate?
I was denied by my bank. Can a broker still help?
How does a CFP help with my self-employed mortgage?
Don't let your tax return define your mortgage.
Start with a 15-minute intro call. We'll talk through how you earn, what you're planning to buy, and which loan program actually fits. No documents, no credit pull, no pressure.
Or call 313-380-4740