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About us
Alternate Home Loan specializes in Non-QM financing for self-employed borrowers and real estate investors.
If you own a business, your tax returns often do not tell the full story. Write-offs, seasonal income, multiple accounts, and uneven deposit patterns are normal in real life, but they can break a traditional bank approval.
We’re built for that nuance.
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Our Approach
Our approach is straightforward: we review your scenario up front, explain what’s realistic, and structure the loan to match how you actually earn. You’ll get clear expectations on rates, leverage, and documentation before we ever submit a file, so there are no surprises later.
Non-QM is what we do, and we do it with a focus on speed, accuracy, and honest guidance.
Loan Programs We Offer
P&L ONLY LOANS
A strong option for self-employed borrowers who want a clean, workable approval without bank statement “gotchas.”
Why this exists: bank statement loans can be great, but plenty of well-qualified borrowers get flagged or disqualified for things that are common in business, like irregular income, multiple bank accounts, occasional NSFs, or seasonal revenue that looks “declining” on paper.
P&L programs often solve that cleanly, with rates typically around 0.25% higher than bank statement loans when all other factors are similar.
Uses:
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Purchase
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Rate & Term Refinance
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Cash-Out Refinance
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2nd Mortgages (Cash-Out 2nd or HELOC)
Maximum leverage:
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Purchase: up to 80% LTV
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Refinance: up to 80% LTV
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2nd / HELOC: up to 85% CLTV
BANK STATEMENT LOANS
The most common Non-QM program for self-employed borrowers.
Qualifying income is calculated using either 12 or 24 months of bank statements. This option works best when deposits are consistent and the banking picture is clean and easy to document.
We review statements early and set expectations up front so the approval is predictable, not hopeful.
Maximum leverage:
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Purchase: up to 90% LTV
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Cash-Out Refinance: up to 85% LTV
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2nd / HELOC: up to 90% CLTV
DSCR LOANS
Investor financing based on the property, not your personal income.
DSCR loans qualify using the property’s cash flow, and we can often lend on vacant properties using projected rental income from the appraisal. That’s a big deal for acquisitions, turnovers, or properties between tenants.
Typical leverage:
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Purchase: usually 75% to 80% LTV
You’ll hear higher numbers advertised. In reality, above 80% is difficult to make work consistently once the math and coverage requirements hit. We keep it straight so you don’t waste time chasing approvals that aren’t realistic.
DIGITAL HELOC
Fast access to equity with low closing costs.
This is the most cost-effective product we offer from a closing-cost standpoint, and there’s no appraisal required. When it fits, funding in 7 to 10 days is realistic.
What it requires:
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The client participates a bit more hands-on
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A PLAID-compatible bank for verification (most major banks are)
If your bank is PLAID compatible and your file fits the box, this can be a very clean, very fast solution.
NO DOC LOANS
True no-income documentation.
These can be done with little to no income verification, but they usually come with higher rates and stronger reserve requirements. We keep this as a last resort because in most cases there’s a smarter, cheaper path through P&L, bank statement, or DSCR.
If this is the right tool, we’ll tell you. If it’s not, we’ll tell you that too.
What Our Customers Says
