1099 only

For independent contractors who receive 1099s instead of W-2s

Series Z

Series 1

Series 2

Series 4

Series 5

Series 6

1099 only

About program

The 1099 Only Program is built for gig workers, freelancers, and independent contractors who earn income reported on a 1099 form. Instead of traditional tax returns, lenders review one or two years of 1099 forms—plus possibly a year-to-date statement—to assess qualifying income. This helps expedite the process for borrowers who don’t have W-2 income.

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Min 620 FICO – Up to 90% LTV

Key features

No tradeline requirement w/ 3 credit scores
1 or 2 years - 1099 or transcripts
12/24 month average minus expense ratio
Non-perm up to 80% LTV
Unlimited cash-in-hand
3 months cash-out seasoning allowed
Cash-out used for reserves
SFR, condotels, condos, studios, 2-4
Loan amounts up to $4m

Required to Disclose

Credit report

(cannot be older than 60 days) - must be merged into the LOS.

Borrowers' ID

(passport or driver's license).

Purchase contract

(if applicable)

Complete loan application

(including income & employment)

Submission form completed

IRS Form 1099 documenting income.

Required to Underwrite
(in addition to above)

Credit report

(cannot be older than 60 days) - must be merged into the LOS.

Borrowers' ID

(passport or driver's license).

Purchase contract

(if applicable)

Complete loan application

(including income & employment)

Submission form completed

IRS Form 1099 documenting income.

FAQ

Other programs

Standard doc

Min 620 FICO – Up to 90% LTV

No tradeline requirement w/ 3 credit scores
Non-perm up to 90% LTV
DTI up to 55%
Unlimited cash-in-hand
Cash-out used for reserves
SFR, condotels, condos, studios, 2-4
Loan amounts up to $4m

Bank statements

Min 620 FICO – Up to 90% LTV

No tradeline requirement w/ 3 credit scores
Business or personal
50% standard expense
Min 10% expense with accountant letter
Non-perm up to 90% LTV
Unlimited cash-in-hand
3 month cash-out seasoning allowed
Cash-out used for reserves
SFR, condotels, condos, studios, 2-4
Loan amounts up to $4m

Profit & loss only

Min 660 FICO – Up to 85% LTV

No tradeline requirement w/ 3 credit scores
No bank statements
12 or 24 months accepted
Non-perm up to 80% LTV
Unlimited cash-in-hand
Cash-out used for reserves
3 months cash-out seasoning allowed
SFR, condotels, condos, studios, 2-4
Loan amounts up to $3m
CPA, EA, CTEC, PTIN

Asset utilization

Min 640 FICO – Up to 85% LTV

No tradeline requirement w/ 3 credit scores
Non-perm up to 80% LTV
Unlimited cash-in-hand
Cash-out used for reserves
SFR, condotels, condos, studios, 2-4
Loan amounts up to $4m
100% of checking, savings, money market
70% of stocks, bonds, mutual funds
Divide by 84

DSCR loans (1–4 units)

Min 620 FICO – Up to 80% LTV

No deposit sourcing
No minimum DSCR ratio up to 75% LTV
No tradeline requirement w/ 3 credit scores
Unlimited cash in hand ≤65% LTV
SFR, condos, 2-4 up to 80% LTV
Condotels and studios up to 75% LTV
2 months reserves
3 months cash out seasoning
Cash-out used for reserves
AIR DNA & STR income accepted
Loan amounts up to $3.5m
Unlimited 30 days lates allowed
Vacant properties allowed
Rural up to 20 acres allowed

Foreign national

No FICO or 680 – Up to 80% LTV

Bank statement and P&L up to 80% LTV
DSCR ≥ 1 up to 75% LTV
No DSCR ratio up to 65% LTV
6 months reserves
No deposit sourcing
No credit reference letters
No asset seasoning in US account
No visa
Loan amounts up to $2m
Condotels, studios, condos, 2-4 up to 70% LTV
ITIN borrowers allowed
No 3rd party primary address verification

DSCR (5–8 units & 2–8 mixed use)

Min 700 FICO – Up to 75% LTV

No deposit sourcing
Min DSCR of 1
No tradeline requirement w/ 3 credit scores
$1m cash in hand
Cash-out up to 65% LTV
Commercial space <50% allowed
Loan amounts up to $2m

Cross collateral

Min 660 FICO – Up to 70% LTV

No deposit sourcing
Min DSCR of 1.2
No tradeline requirement w/ 3 credit scores
Unlimited cash-in-hand
Minimum per property balance $50k
Minimum of 3 properties
Maximum of 25 properties
Cash-out up to 65% LTV

WVOE only

Min 660 FICO – Up to 80% LTV

No tradeline requirement w/ 3 credit scores
No tax return, W2, or paystubs
Non-perm up to 80% LTV
Unlimited cash-in-hand
Cash-out used for reserves
SFR, condotels, condos, 2-4
Loan amounts up to $3m
2 months bank statements required

Closed end second

Min 660 FICO – Up to 90% CLTV

Cash-out used for reserves
Loan amounts up to $500k
Combined loan amount up to $5m
Standard doc, bank statements, P&L, WVOE, & 1099 income types
Primary, second homes, and investment
AVM only for loan amounts <$250k
Non-permanent residents allowed

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Modern programs

Alternative ways to qualify

Pre-Qual Broker Sign Up

1099 only

1099 loan program

Standard doc

Bank statements

Profit & loss only

Asset utilization

DSCR loans (1–4 units)

Foreign national

DSCR (5–8 units & 2–8 mixed use)

Cross collateral

WVOE only

Closed end second

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