How to get a mortgage if you are self employed?

[patientrenter]

I find it interesting that someone who is self-employed would assume that getting a loan for a home requires something different and not publicly well-known.

As others have pointed out, if you pay taxes, then you have your tax returns. If there is a big discrepancy between what your tax returns show and what you really earn and can afford to pay, then…..

[urbanrealtor]

Actually, since 1099 income is considered significantly less reliable than w2 income, there is something different.

I am not a terribly high volume agent but I generally close more than one deal per month (it will be like 10-12 by June).
Currently, because business is slow, I am the top producer in my (rather small) office.
The next producer is our loan officer.
She has informed me that neither of us currently qualify for any sort of lending.
While we find this funny (and understandable, c’mon we work in real estate) it really means that a lot of people who should get loans or refi’s cannot.
Here is an example:
I have two clients (a couple) who just closed on a purchase.
The guy clears more than $175k (as a W-2 employee) from the business he is a partner in.
The girlfriend is a department manager for a manufacturing firm and makes noticeably less.

The boyfriend had to be pulled from the loan app because the company change its entity vesting a couple years ago (from an llc to a corp) and therefore the bank sees him as self employed.

He did not qualify for an 80% conventional conforming loan despite his boatload of income and greater boatload of assets.

Thankfully, the girlfriend’s bonus was enough to qualify by herself.

Bottomline, there are programs (of which I am sure HLS is well-versed) but it is really tougher than one might guess for those who are their own boss.

[urbanrealtor]

Actually, since 1099 income is considered significantly less reliable than w2 income, there is something different.

I am not a terribly high volume agent but I generally close more than one deal per month (it will be like 10-12 by June).
Currently, because business is slow, I am the top producer in my (rather small) office.
The next producer is our loan officer.
She has informed me that neither of us currently qualify for any sort of lending.
While we find this funny (and understandable, c’mon we work in real estate) it really means that a lot of people who should get loans or refi’s cannot.
Here is an example:
I have two clients (a couple) who just closed on a purchase.
The guy clears more than $175k (as a W-2 employee) from the business he is a partner in.
The girlfriend is a department manager for a manufacturing firm and makes noticeably less.

The boyfriend had to be pulled from the loan app because the company change its entity vesting a couple years ago (from an llc to a corp) and therefore the bank sees him as self employed.

He did not qualify for an 80% conventional conforming loan despite his boatload of income and greater boatload of assets.

Thankfully, the girlfriend’s bonus was enough to qualify by herself.

Bottomline, there are programs (of which I am sure HLS is well-versed) but it is really tougher than one might guess for those who are their own boss.

[urbanrealtor]

Actually, since 1099 income is considered significantly less reliable than w2 income, there is something different.

I am not a terribly high volume agent but I generally close more than one deal per month (it will be like 10-12 by June).
Currently, because business is slow, I am the top producer in my (rather small) office.
The next producer is our loan officer.
She has informed me that neither of us currently qualify for any sort of lending.
While we find this funny (and understandable, c’mon we work in real estate) it really means that a lot of people who should get loans or refi’s cannot.
Here is an example:
I have two clients (a couple) who just closed on a purchase.
The guy clears more than $175k (as a W-2 employee) from the business he is a partner in.
The girlfriend is a department manager for a manufacturing firm and makes noticeably less.

The boyfriend had to be pulled from the loan app because the company change its entity vesting a couple years ago (from an llc to a corp) and therefore the bank sees him as self employed.

He did not qualify for an 80% conventional conforming loan despite his boatload of income and greater boatload of assets.

Thankfully, the girlfriend’s bonus was enough to qualify by herself.

Bottomline, there are programs (of which I am sure HLS is well-versed) but it is really tougher than one might guess for those who are their own boss.

[urbanrealtor]

Actually, since 1099 income is considered significantly less reliable than w2 income, there is something different.

I am not a terribly high volume agent but I generally close more than one deal per month (it will be like 10-12 by June).
Currently, because business is slow, I am the top producer in my (rather small) office.
The next producer is our loan officer.
She has informed me that neither of us currently qualify for any sort of lending.
While we find this funny (and understandable, c’mon we work in real estate) it really means that a lot of people who should get loans or refi’s cannot.
Here is an example:
I have two clients (a couple) who just closed on a purchase.
The guy clears more than $175k (as a W-2 employee) from the business he is a partner in.
The girlfriend is a department manager for a manufacturing firm and makes noticeably less.

The boyfriend had to be pulled from the loan app because the company change its entity vesting a couple years ago (from an llc to a corp) and therefore the bank sees him as self employed.

He did not qualify for an 80% conventional conforming loan despite his boatload of income and greater boatload of assets.

Thankfully, the girlfriend’s bonus was enough to qualify by herself.

Bottomline, there are programs (of which I am sure HLS is well-versed) but it is really tougher than one might guess for those who are their own boss.

[urbanrealtor]

Actually, since 1099 income is considered significantly less reliable than w2 income, there is something different.

I am not a terribly high volume agent but I generally close more than one deal per month (it will be like 10-12 by June).
Currently, because business is slow, I am the top producer in my (rather small) office.
The next producer is our loan officer.
She has informed me that neither of us currently qualify for any sort of lending.
While we find this funny (and understandable, c’mon we work in real estate) it really means that a lot of people who should get loans or refi’s cannot.
Here is an example:
I have two clients (a couple) who just closed on a purchase.
The guy clears more than $175k (as a W-2 employee) from the business he is a partner in.
The girlfriend is a department manager for a manufacturing firm and makes noticeably less.

The boyfriend had to be pulled from the loan app because the company change its entity vesting a couple years ago (from an llc to a corp) and therefore the bank sees him as self employed.

He did not qualify for an 80% conventional conforming loan despite his boatload of income and greater boatload of assets.

Thankfully, the girlfriend’s bonus was enough to qualify by herself.

Bottomline, there are programs (of which I am sure HLS is well-versed) but it is really tougher than one might guess for those who are their own boss.

[NotCranky]

Then there is the 40% down, 10% interest only hard money, 3-5% origination fee option.

Self employed can find themselves in a difficult purchasing power situation, even if they are honest,by virtue of making their money in uneven increments as great as years or more. How many decent self employed people’s 5 year P&l looks better than the last 6 months to a year? I think nobody with good rates and terms cares(I don’t blame them either). However, the time lag to get a good, post recession P&L could hurt for market timing and costs of borrowing depending on how the recession affected self employment income.

I am not saying this is the OP’s situation.

[NotCranky]

Then there is the 40% down, 10% interest only hard money, 3-5% origination fee option.

Self employed can find themselves in a difficult purchasing power situation, even if they are honest,by virtue of making their money in uneven increments as great as years or more. How many decent self employed people’s 5 year P&l looks better than the last 6 months to a year? I think nobody with good rates and terms cares(I don’t blame them either). However, the time lag to get a good, post recession P&L could hurt for market timing and costs of borrowing depending on how the recession affected self employment income.

I am not saying this is the OP’s situation.

[NotCranky]

Then there is the 40% down, 10% interest only hard money, 3-5% origination fee option.

Self employed can find themselves in a difficult purchasing power situation, even if they are honest,by virtue of making their money in uneven increments as great as years or more. How many decent self employed people’s 5 year P&l looks better than the last 6 months to a year? I think nobody with good rates and terms cares(I don’t blame them either). However, the time lag to get a good, post recession P&L could hurt for market timing and costs of borrowing depending on how the recession affected self employment income.

I am not saying this is the OP’s situation.

[NotCranky]

Then there is the 40% down, 10% interest only hard money, 3-5% origination fee option.

Self employed can find themselves in a difficult purchasing power situation, even if they are honest,by virtue of making their money in uneven increments as great as years or more. How many decent self employed people’s 5 year P&l looks better than the last 6 months to a year? I think nobody with good rates and terms cares(I don’t blame them either). However, the time lag to get a good, post recession P&L could hurt for market timing and costs of borrowing depending on how the recession affected self employment income.

I am not saying this is the OP’s situation.

[NotCranky]

Then there is the 40% down, 10% interest only hard money, 3-5% origination fee option.

Self employed can find themselves in a difficult purchasing power situation, even if they are honest,by virtue of making their money in uneven increments as great as years or more. How many decent self employed people’s 5 year P&l looks better than the last 6 months to a year? I think nobody with good rates and terms cares(I don’t blame them either). However, the time lag to get a good, post recession P&L could hurt for market timing and costs of borrowing depending on how the recession affected self employment income.

I am not saying this is the OP’s situation.

[meadandale]

[quote=SD Realtor]How do you pay yourself? Showing W2 income makes it a no brainer.
[/quote]

Unless you pay yourself a pretty low salary via w2 to avoid outrageously high payroll taxes…;-)

[meadandale]

[quote=SD Realtor]How do you pay yourself? Showing W2 income makes it a no brainer.
[/quote]

Unless you pay yourself a pretty low salary via w2 to avoid outrageously high payroll taxes…;-)

[meadandale]

[quote=SD Realtor]How do you pay yourself? Showing W2 income makes it a no brainer.
[/quote]

Unless you pay yourself a pretty low salary via w2 to avoid outrageously high payroll taxes…;-)

[meadandale]

[quote=SD Realtor]How do you pay yourself? Showing W2 income makes it a no brainer.
[/quote]

Unless you pay yourself a pretty low salary via w2 to avoid outrageously high payroll taxes…;-)

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