Get a Mortgage Built for 1099 Earners—Not W-2 Employees
Independent contractor, freelancer, gig worker, or commission-based professional? Your 1099 income can qualify you for a Non-QM mortgage—with competitive rates, fast approvals, and flexible underwriting designed for how you really get paid.
Nationally Licensed Broker • Equal Housing Lender
"You Earn Like a Pro—But Traditional Lenders Treat You Like You Don't"
If you're paid on a 1099, you've probably heard something like:
"We can't use enough of your income to qualify you."
Why? Because traditional lenders prefer:
- W-2 income with a fixed salary
- Simple paystubs
- Minimal write-offs and deductions
But you:
- May have multiple 1099 clients or contracts
- Use legal business write-offs that reduce your taxable income
- Have strong gross earnings that don't show up the same way on a W-2
The result?
- Denials because your tax returns "look low"
- Confusing explanations about why your 1099 income "doesn't fit the box"
- Missed chances to buy or refinance a home or investment property you can afford
You shouldn't have to abandon your independent lifestyle just to qualify for a mortgage.
1099 Non-QM Loans: Mortgages Built Around Independent Income
A 1099 Non-QM Loan is designed specifically for borrowers who receive income reported on Form 1099 instead of (or in addition to) W-2s.
Instead of forcing you into traditional guidelines, we:
- •Focus on your 1099 earnings history
- •Review 12–24 months of your 1099 income and related documentation
- •Use that to calculate realistic qualifying income
With our 1099 Non-QM options, you benefit from:
Competitive rates for strong, consistent 1099 earners
Fast approvals once your 1099 income is documented and analyzed
Flexible underwriting that understands your work style
Up to 100% gift funds allowed for down payment and, in many cases, closing costs
What Is a 1099-Only (or 1099-Focused) Non-QM Loan?
A 1099 Non-QM Loan lets you qualify using your 1099 income as the primary way to document what you earn, rather than relying strictly on W-2s and paystubs.
We look at:
- Your Forms 1099 over the last 12–24 months
- Your income patterns as an independent contractor or self-employed professional
- In some cases, supporting bank statements to verify consistency of deposits
The goal is simple: treat your 1099 income as real income—because it is.
Who This Is Ideal For
- Independent contractors (e.g., sales reps, consultants, health professionals)
- Freelancers and gig workers (rideshare, delivery, creative, digital)
- Commission-based professionals (real estate agents, loan officers, sales pros)
- Self-employed individuals who primarily receive 1099 income
If most of your income shows up on a 1099, this path was designed for you.
How We Use Your 1099 Income
While each program is a little different, the idea is:
- We gather 12–24 months of 1099 forms (and sometimes year-to-date income)
- We determine your average annual income from those 1099s
- We convert that into a monthly qualifying income figure
- When needed, we may review bank statements to support the numbers
Instead of focusing on what your tax return shows after deductions, we focus on what you actually earn as reported by your clients or platforms.
1099 Non-QM Loan Highlights
- Qualify using 1099 income instead of W-2s
- Great for primary homes, second homes, and investment properties
- Designed around independent contractors and self-employed earners
- Competitive rates for creditworthy borrowers with strong 1099 history
- Up to 100% gift funds allowed for down payment and, in many cases, closing costs (per program guidelines)
Why 1099 Earners Choose This Path
You've built a career around freedom, flexibility, and performance-based pay. Your mortgage should respect that.
Competitive Rates for Strong 1099 Histories
Non-QM doesn't automatically mean "high rates." For well-qualified 1099 borrowers, we can often secure competitive, market-conscious pricing. As a nationally licensed broker, we shop multiple Non-QM lenders, match your credit, income history, and property goals with suitable programs, and help you balance rate, payment, and flexibility.
Fast Approvals Once Your 1099s Are In
Once we have your 1099 documents (and any needed supporting info), we can move quickly with a simple checklist of what to provide, direct analysis of your 1099 income history, and many clients receiving a credit decision in as little as 24–48 hours after submitting a complete file.
Flexible Underwriting for Real-World 1099 Income
Your income may be seasonal or project-based, different from year to year, or coming from multiple clients or platforms. Our 1099 Non-QM programs look at 12–24 months of income to smooth out the noise, acknowledge legitimate business patterns, and consider you as a whole—not a single tax line item.
Up to 100% Gift Funds Allowed
Many of our 1099 Non-QM programs allow up to 100% gift funds for your down payment and, in some cases, closing costs, subject to program rules. This means you can preserve cash for taxes, marketing, or business expenses while still moving forward.
From 1099 Income to Pre-Approval in 5 Simple Steps
We've streamlined the process to fit into your busy, independent life.
Quick 1099 Income Review (5–10 Minutes)
We'll talk about:
- Whether you're buying, refinancing, or investing
- Your target price range or loan amount
- How long you've been earning 1099 income
- Whether your 1099 income has been consistent or growing
Document Checklist & Strategy
We'll provide a clear, simple checklist that may include:
- 12–24 months of 1099 forms
- Recent year-to-date earnings if applicable
- Possibly bank statements to support deposit patterns
We'll also help you decide whether a 12- or 24-month lookback best represents your income story.
Secure Upload & Income Calculation
You'll securely upload your 1099s and any requested supporting documents. We then:
- Verify your 1099 income history
- Average your income over the chosen period
- Convert that into monthly qualifying income for underwriting
Everything is explained in plain language so you understand how we're counting your income.
Underwriting & Pre-Approval Letter
Once we've calculated your 1099-based income:
- We design a loan scenario with competitive rates
- Submit your file to Non-QM underwriting partners
- Work to secure a fast decision, often within 24–48 hours of a complete file
You'll receive a pre-approval letter you can confidently share with sellers, agents, or partners.
Lock Terms & Close on Your Timeline
When you're ready to move forward:
- We lock in your terms
- Coordinate appraisal, title, and closing tasks
- Keep you updated step-by-step so you're never guessing what's next
Our goal: a smooth, predictable closing that respects how you work and earn.
Guidelines and markets shift. Getting pre-approved with your current 1099 history now puts you in a strong position when the right property appears.
1099 Earners Who Turned Their Income into Keys
"As a 1099 sales rep, every bank wanted W-2s and steady paystubs. Here, they used my 1099 income the way it actually works—and I finally got approved for my home."
— C., Commission-Based Sales Professional
"My income comes from several platforms and clients. They helped me organize my 1099s, averaged my earnings, and I was pre-approved in just a few days."
— M., Freelancer & Consultant
"I thought being independent meant I'd always have trouble getting a mortgage. The 1099 Non-QM loan proved otherwise."
— T., Gig Economy Earner
*Testimonials are illustrative examples of common client experiences. Actual approvals, terms, and timelines depend on credit, income, assets, property, and program guidelines.
Nationally Licensed Broker • Equal Housing Lender
Frequently Asked Questions About 1099 Non-QM Loans
Ready to Turn Your 1099 Income into Homeownership or Investment Power?
You chose independence for a reason. Now it's time for a mortgage that respects that choice.
Secure online form • No obligation • Fast answers once your 1099s are reviewed