The Ultimate Guide for Self-Employed Borrower

 by Amresh Singh

·

Updated on May 30, 2023·
15 min read

Wondering if you can secure a mortgage as a self-employed worker with a 1099 income?

This comprehensive guide on 1099 mortgages provides you with all the information you need.

From understanding the qualification process and required documentation to essential considerations before applying, this guide is tailored to freelancers, independent contractors, and small business owners.

Discover how you can confidently navigate the world of 1099 mortgages and achieve your dream of homeownership.

Can 1099 Workers Qualify for Mortgages?

Yes, 1099 workers can qualify for mortgages. To qualify for a mortgage with 1099 income, keeping accurate records of your earnings and expenses is essential. This can include tracking your income through invoices, receipts, and bank statements. Keeping a separate bank account for your business income and expenses is also good.

Here are a few additional tips for keeping accurate records of 1099 income:

• Keep a log of your billable hours and rates for each project or client.
• Use accounting software to track your income and expenses.
• Save receipts for any business-related purchases, such as equipment or office supplies.
• Keep copies of all invoices and contracts.
• Work with a tax professional to ensure you correctly report and pay taxes on your 1099 income.

By keeping accurate records of your 1099 income, you can improve your chances of qualifying for a mortgage and securing the financing you need to purchase a home.

Check your eligibility for a 1099 Mortgage. It’s free.

What is 1099 Income?

1099 income is untaxed when earned and is received by independent contractors, freelancers, and self-employed workers. Unlike W-2 income, it’s subject to withholding taxes earned through traditional employment.

Lenders view 1099 income differently than W-2 income, as it’s often more volatile and uncertain. They may require additional documentation such as tax returns, bank statements, and a larger down payment or higher credit score to mitigate the perceived risk.

How Do 1099 Mortgage Loans Work?

1099 mortgage loans are designed specifically for self-employed individuals. Here’s a breakdown of how these loans typically work:

• Income Evaluation: Lenders assess your self-employment income based on tax returns, bank statements, and other supporting documentation.
• Documentation Requirements: You may need to provide additional documents, such as profit and loss statements and business licenses, to verify income stability.
• Alternative Income Verification: Unlike traditional loans that rely on W-2 forms, 1099 mortgage loans consider self-employment income, allowing flexibility for those with non-traditional income documentation.
• Qualification Factors: Lenders consider various factors, including credit score, debt-to-income ratio, and cash reserves, to determine loan eligibility.
• Down Payment: Similar to conventional loans, a down payment is typically required, and the amount can vary based on factors like creditworthiness and loan program.
• Interest Rates and Terms: The interest rates and loan terms for 1099 mortgage loans are generally higher than traditional ones.

By understanding the workings of 1099 mortgage loans, self-employed borrowers can confidently navigate the loan process and explore homeownership opportunities tailored to their unique financial situation.

Find the best 1099 mortgage lenders. It’s free.

Who Qualifies for a 1099 Mortgage Loan?

A 1099 mortgage loan is specifically tailored for individuals who are self-employed or work as independent contractors. Unlike traditional employees who receive a W-2 form to report their income, self-employed individuals receive a 1099 form.

These individuals typically have more significant income variability due to business expenses, client contract fluctuations, or seasonal work.

Check your qualification for a 1099 mortgage. It’s free.

1099 Mortgage Requirements

When it comes to obtaining a mortgage as a self-employed individual, meeting specific eligibility criteria is crucial. To ensure a smooth application process, it’s important to know the key requirements. Here are the essential eligibility criteria to consider:

• Self-employment verification (1099 forms, business licenses).
• Income documentation (two years of tax returns).
• Good credit history (620 or higher).
• Favorable debt-to-income ratio (below 43%).
• Down payment (at least 20% of the home’s purchase price).
• Reserves (cash savings as a safety net).

Note: Requirements may vary among lenders, and consulting with a mortgage professional for specific criteria and options is advisable.

Connect with the best 1099 mortgage lender. It’s free.

How Can I Qualify for a 1099 Mortgage?

Qualifying for a 1099 mortgage as a self-employed individual involves several steps and requirements. Here is a detailed guide to the qualification process:

1. Assess Loan Programs:

• Explore different loan programs designed for self-employed individuals, such as bank statement loans or any other non-QM loans.
• Determine the loan program that aligns with your financial situation and provides suitable income verification options.

2. Research Lenders:

• Once you have identified the specific loan program you’re interested in, research lenders who offer that program.
• Look for lenders that provide mortgage programs for self-employed individuals, including 1099 mortgage loans.
• Compare lenders to find the one that offers competitive terms and understands the needs of self-employed borrowers.
• HomeAbroad can assist you in connecting with suitable lenders tailored to your chosen loan program.

Connect with the best 1099 mortgage lender. It’s free.

3. Gather Financial Documentation:

• Compile necessary financial documents, including tax returns (typically for the past two years), 1099 forms, profit and loss statements, and bank statements.
• These documents will verify your income, assets, and business stability.

4. Check Your Debt-to-Income (DTI) Ratio:

• Calculate your DTI ratio by dividing your total monthly debt payments (including the estimated mortgage payment) by your gross monthly income.
• Lenders typically prefer a DTI ratio below 43%.

5. Prepare for a Larger Down Payment:

• Self-employed borrowers often need a larger down payment compared to traditional employees.
• Save for a substantial down payment (20% or more) to strengthen your application.

6. Build a Strong Credit Profile:

• Maintain a good credit score (typically 620 or higher) by paying bills on time, keeping credit card balances low, and avoiding new lines of credit.
• Review your credit report for errors and address them promptly.

7. Submit Your Application:

• Complete the mortgage application accurately and provide all requested documentation.
• Be prepared for additional documentation requests from the lender during the underwriting process.

8. Underwriting and Approval:

• The lender will review your application, verify your financial information, and assess your creditworthiness.
• If everything aligns with their requirements, you will receive loan approval.

9. Close the Loan:

• Once approved, proceed with the loan closing process, including signing the final documents and paying closing costs.
• After closing, you become the proud owner of your new home.

Remember, the qualification process may vary depending on the lender and your financial situation. HomeAbroad can help you connect with the best 1099 mortgage lenders.

Find the best 1099 mortgage lenders. It’s free.

3 Things to Keep in Mind When Applying for a Mortgage with 1099 Income

If you’re considering a mortgage with a 1099 income, keep these three crucial factors in mind:

1. Eligibility Criteria: Understand the requirements for using 1099 income as proof of income for a mortgage. Not all lenders accept 1099 income; some may have additional criteria, such as a minimum income threshold or a consistent income history.”Get quotes from self-employment mortgage lenders.“
2. Documentation: Gather all necessary documentation to support your 1099 income, including tax returns, 1099 forms, bank statements, and profit and loss statements. Having comprehensive and organized documentation will strengthen your mortgage application.
3. Explore Mortgage Programs: Research different mortgage programs tailored for self-employed individuals, such as bank statement loans or any other non-QM loans. These programs consider your unique income situation and offer more flexibility in qualifying for a mortgage with a 1099 income.

By understanding the eligibility criteria, preparing the proper documentation, and exploring suitable mortgage programs, you can enhance your chances of successfully obtaining a mortgage with a 1099 income.

Remember HomeAbroad can guide you through the process and connect you with lenders specializing in 1099 mortgage loans.

1099 Mortgage Options: 5 Loan Programs

When it comes to finding the right mortgage program, self-employed borrowers have a range of options to choose from. Here are the different types of mortgage options available for self-employed individuals:

Part 1: 1099 Mortgage Programs for Primary Residence

For self-employed individuals looking to finance their primary residence, the following mortgage options are available:

1. Bank Statement Loans

Bank statement loans consider bank statements proof of income, allowing borrowers to qualify based on their average monthly deposits.

Eligibility Requirements:

• Maximum of two thirty-day late payments in the past year from the same account.
• Minimum age of 21 and legal residency in the United States.
• Most recent 12 to 24 months of bank statements
• No recent bankruptcies in credit history.
• Co-borrowers who are W2 employees can apply jointly.
• Minimum one year of consistent income or employment (if applicable).
• Self-employed borrowers must provide two years of income tax returns.
• A minimum credit score of 620 (higher scores preferred by some lenders).
• Social Security Number and proof of identity (driver’s license or passport).
• Proof of income, such as pay stubs or W2 forms, for borrowers and co-borrowers.

Check your eligibility for a bank statement loan. It’s free.

2. Self-Employed Mortgage

Explicitly designed for self-employed individuals, these mortgages consider business income and expenses to determine eligibility.

Eligibility Requirements:

• A minimum credit score of 620
• Two years of self-employment history
• Proof of income through tax returns or profit and loss statements
• Minimum down payment requirement of at least 20-25%

Check your eligibility for a self-employed mortgage. It’s free.

3. No Doc Mortgage

No doc mortgage means you don’t need traditional loan documents, and lenders use different means like bank statements or asset information to assess your creditworthiness, making it easier for self-employed borrowers to qualify.

Eligibility Requirements:

• Credit Score of 620 or higher
• DTI ratio of less than 45%
• Down payment of 20% more
• Proof of self-employment history

Check your eligibility for a no-doc mortgage.

4. Asset-Based Mortgage

This type of loan considers the borrower’s assets, such as savings, investments, and real estate, to determine eligibility and loan terms. Basic requirements may include a minimum credit score, a strong asset portfolio, and a down payment based on the value of the assets.

Eligibility Requirements:

• A minimum credit score of 620 (borrowers with poor or no credit score may still qualify)
• Strong asset portfolio, LTV of up to 80%
• Down payment of at least 20% of the loan amount
• Business Plan: A well-defined plan outlining the business’s purpose, goals, and strategies.
• Financial Statements: Comprehensive financial statements, including income, balance sheets, and cash flow statements.
• Proof of Ownership: Documentation verifying ownership of the collateral assets.
• Appraisal of assets may be required

Check your eligibility for an asset-based mortgage. It’s free.

Part 2: 1099 Mortgages for Investment Properties

If you’re interested in purchasing an investment property, consider the following mortgage options:

1. Bank Statement Mortgage

These loans utilize bank statements to demonstrate the investment property’s cash flow, making it easier for self-employed borrowers to qualify.

2. Self-Employed Mortgage

Similar to the primary residence option, self-employed mortgages are available for investment properties, taking into account the borrower’s business income and expenses.

3. Asset-Based Mortgage

This type of loan considers the borrower’s assets, including investment properties, to determine eligibility and loan terms for the investment property.

4. Debt Service Coverage Ratio (DSCR) Loan

A DSCR loan, for instance, is based on the property’s cash flow rather than a borrower’s credit history, income, and other factors. The lender assesses the property’s cash flow.

Eligibility Requirements:

• A minimum credit score of 620
• Down payment of 20-25%
• Documentation of rental income
• Minimum DSCR ratio (typically 1.0 or higher)

Check your eligibility for a DSCR loan. It’s free.

Compare Rates from Best DSCR Lenders

Get pre-qualified for Investor Cash Flow Mortgage based on potential rental income

Remember to carefully evaluate your financial situation and consult with professionals to determine the best mortgage program for your needs and goals.

It is important for self-employed individuals to select the best loan program based on their individual circumstances.

Finding 1099 Mortgage Lenders

When searching for 1099 mortgage lenders, it’s important to approach the process strategically. Consider the following tips to find suitable lenders:

• Conduct online research for lenders specializing in 1099 mortgage loans.
• Seek referrals from other self-employed individuals or trusted contacts.
• Utilize online platforms that connect borrowers with multiple lenders.
• Work with mortgage brokers experienced in serving self-employed borrowers.
• Consider factors such as interest rates, loan terms, and closing costs when evaluating lenders.

Shopping around for the right lender is also crucial to find one who understands the unique needs of self-employed borrowers. HomeAbroad can help connect you with suitable 1099 mortgage lenders, providing access to multiple loan options and expert guidance.

Connect with the best DSCR lender for free!

For example, comparing rates from the best DSCR lenders and getting pre-qualified for an investor cash flow mortgage based on potential rental income can help self-employed individuals find the right mortgage program.
Read here: 7 Easy Tips to Find the Best DSCR Loan Lender

Find the Best US Lender for Foreigners

Get pre-qualified for an US Mortgage with No US credit

Providing Necessary Documentation for a 1099 Mortgage Application

As a self-employed individual applying for a 1099 mortgage, you must provide specific documentation to support your income and financial stability. Gathering and organizing the necessary paperwork can streamline the mortgage application process. Here are the essential documents typically required:

1. Tax Returns: Lenders usually request two years of complete personal and business tax returns, including all schedules and attachments. These documents provide a comprehensive view of your income and deductions.
2. 1099 Forms: Include all 1099 forms received from clients or employers over the past two years. These forms validate your self-employment income and provide additional evidence of your work history.
3. Profit and Loss (P&L) Statements: Prepare detailed P&L statements for your business. These statements outline your revenue, expenses, and net profit, offering insights into your financial performance.
4. Bank Statements: Submit several months of personal and business bank statements. Lenders review these to analyze your cash flow, monitor deposits, and verify the stability of your income.
5. Business Financial Statements: Provide balance sheets and cash flow statements for your business. These documents demonstrate the overall financial health and stability of your self-employed venture.
6. Proof of Assets: Include documentation of your liquid assets, such as bank account statements, investment statements, and retirement account statements. These assets can strengthen your application and show your ability to handle mortgage payments.
7. Debt Information: Disclose all outstanding debts, including credit card balances, loans, and other financial obligations. Lenders consider your debt-to-income ratio to assess your ability to manage additional mortgage payments.
8. Additional Information: Be prepared to provide any additional documentation requested by the lender, such as business licenses, client contracts, or professional certifications.

It’s essential to consult with a mortgage specialist consultant who can guide you through the documentation requirements specific to your situation. According to industry data, self-employed borrowers face stricter scrutiny and may require additional documentation compared to traditional W-2 employees.

Having all the necessary paperwork ready and organized will speed up the application process and demonstrate your financial stability and eligibility for a 1099 mortgage.
For example, if you have outstanding debt or a lower credit score than expected, your lender can work with you to find a loan program that suits your needs.

7 Tips for Qualifying for a Mortgage as a 1099 Worker

To increase your chances of qualifying for a 1099 mortgage as a self-employed individual, it’s essential to build a robust financial profile. Here are vital steps to consider:

1. Maintain a solid credit score: Lenders typically look for a credit score of 620 or higher, so focus on building and maintaining a good credit history.
2. Show consistent income: Provide at least two years of tax returns and 1099 forms to demonstrate a stable income. Lenders may average your income over the past two years.
3. Save for a down payment: Saving for a substantial down payment of at least 20-25% of the loan value shows financial responsibility and can help offset any perceived risk associated with self-employment.
4. Reduce debt and manage cash flow: Minimize existing debts and maintain a healthy cash flow. Lenders assess your debt-to-income ratio and want to ensure you can comfortably manage mortgage payments.
5. Prepare detailed financial records: Keep organized records of your business income and expenses, as lenders will scrutinize these during the application process.
6. Take Consultation: Seek professional consultation from a mortgage advisor experienced in working with self-employed borrowers to get personalized guidance and assistance.
7. Consider alternative loan options: Explore alternative mortgage programs for self-employed individuals, such as bank statement loans or other non-QM loans, with more flexible income verification requirements.

Bonus Tip: Transparency is Key

When applying for a mortgage, it’s essential to be transparent with your lender and provide all necessary information. Lenders need to know that you have a steady income and are financially stable enough to afford a mortgage payment.

Each lender may have different criteria, so shopping around and comparing offers is essential. Following these tips and working with the right professionals can increase your chances of qualifying for a mortgage as a 1099 worker.

Do I have to Report Self-employed Income?

Yes, as a self-employed individual, you must legally report your self-employed income. Here are some key points to consider:

• Reporting self-employed income is a legal obligation, regardless of the amount earned.
• Failing to report self-employed income can result in penalties, fines, and legal consequences.
• Reporting your income accurately ensures compliance with tax laws and helps maintain your financial integrity.
• Documenting and reporting self-employed income also lets you claim deductions and credits for eligible business expenses.
• Consulting with a tax professional can help you navigate the complexities of reporting self-employed income and ensure compliance with tax regulations.

Remember, reporting your self-employed income accurately is essential for legal and financial purposes. It helps you fulfill your tax obligations and maximize eligible deductions while avoiding potential penalties.

How to Document Self-employed Income for a Mortgage Loan?

When applying for a mortgage, lenders typically focus on the borrower’s taxable income to assess their ability to repay the loan.

• This practice is also applicable to self-employed individuals seeking a 1099 mortgage.
• While self-employment can offer certain tax advantages, it can also present challenges when qualifying for a mortgage based on income.

For self-employed individuals, maximizing deductions and expenses is a common practice to reduce their taxable income and overall tax liability.

• To illustrate this, consider a self-employed contractor with a gross annual income of $100,000. After deducting eligible business expenses and deductions, their taxable income may be significantly lower, say $60,000.
• However, their actual earning potential and ability to make mortgage payments may align more closely with their gross income of $100,000.

This discrepancy between taxable income and actual earning potential can create challenges for self-employed individuals when seeking a mortgage.

It may result in lower loan amounts, higher interest rates, or even denial of the mortgage application based on income qualification.

Find the best 1099 mortgage lender. It’s free.

How to Calculate 1099 Income for Mortgage?

Calculating 1099 income for a mortgage involves the following steps:

1. Gather your 1099 forms: Let’s say you received three 1099 forms with income amounts of $10,000, $12,000, and $8,000.
2. Determine gross income: Add the income amounts from the 1099 forms: $10,000 + $12,000 + $8,000 = $30,000. This is your gross income.
3. Calculate net income: Let’s assume your business expenses for the tax year amount to $5,000. Subtract the expenses from the gross income: $30,000 – $5,000 = $25,000. This is your net income.
4. Determine average monthly income: Divide the net income by the months in the tax year. If it is a 12-month tax year, the average monthly income would be $25,000 / 12 = $2,083.33.
5. Provide documentation: Submit your 1099 forms, tax returns, and any additional documentation the lender requires to verify your 1099 income calculations.

Remember, this is a simplified example, and the actual calculations may vary based on your specific circumstances.

Managing Income Variations in 1099 Mortgage Loans

Self-employed individuals often experience fluctuations in income, posing a challenge when applying for a 1099 mortgage loan. To overcome this hurdle, it’s important to showcase the financial health of your business and provide evidence of a normal income pattern. Consider the following steps:

1. Provide Extensive Documentation:

• Lenders may require several years of tax forms and a statement from your accountant to demonstrate your business’s financial trajectory.
• This documentation showcases the ups and downs, helping lenders understand the income variations.

2. Explain Income Decreases:

• If there are significant year-over-year income decreases, be prepared to explain the decline clearly.
• Justifying the circumstances behind the decrease can provide reassurance to lenders.

3. Emphasize Long-Term Success:

• Highlight the long-term viability and potential of your business.
• If you experienced a temporary downturn, showcase the subsequent recovery and the positive income trends in recent years.

4. Collaborate with Your Loan Officer:

• Work closely with your loan officer to ensure they understand the unique nature of your business and the reasons behind income fluctuations.
• This collaboration allows them to present your case accurately to the underwriters.

5. Showcase Business Stability:

• Demonstrate the stability of your business by providing additional evidence, such as client contracts, invoices, or other indicators of ongoing business activity.

By providing the comprehensive documentation, explaining income fluctuations, and emphasizing your business’s overall success and stability, you can enhance your chances of qualifying for a 1099 mortgage loan despite irregular income patterns.

Are you looking for assistance connecting with mortgage lenders who understand the unique needs of self-employed individuals? HomeAbroad is here to help. Contact HomeAbroad today and take the first step towards securing a mortgage as a self-employed individual.

Can You Get a Joint Mortgage If One Person is Self-employed?

Yes, having one self-employed person doesn’t have to be a barrier to homeownership when it comes to joint mortgages.

• Both Borrower’s Income: Lenders consider both borrowers’ combined income and creditworthiness when assessing eligibility.
• Documentation for Self-Employed Individuals: Self-employed borrowers need to provide documentation of their business income, such as tax returns and bank statements.
• Additional Scrutiny: Lenders may scrutinize the self-employed individual’s income more closely, looking for consistency and financial stability.
• Importance of Credit History and Debt-to-Income Ratio: A strong credit history and healthy debt-to-income ratio for both borrowers enhance the chances of approval.
• Expert Guidance: Working with a mortgage professional experienced in self-employed borrowers is crucial for navigating the process successfully.

A joint mortgage is attainable even if one person is self-employed by meeting income and credit requirements, providing thorough documentation, and seeking expert guidance.

Connect with HomeAbroad today to access our network of desirable lenders who specialize in working with self-employed individuals. Our expertise can help you find the right mortgage solution for your joint homeownership goals.

Conclusion

All in all, self-employed individuals accounted for 9% of all mortgage originations in 2020. While qualifying as a self-employed borrower can be more complex, it is possible with the right approach. By understanding the unique requirements, preparing detailed financial records, and exploring alternative loan options, self-employed borrowers can increase their chances of qualifying for a mortgage.

Remember, working with HomeAbroad can guide you through the process and connect you with lenders specializing in 1099 mortgages.

Connect with the best 1099 mortgage lender. It’s free.

FAQs

About the author:

Amresh Singh is the founder & CEO of HomeAbroad and has an extensive 12+ years of experience in the financial services and mortgage industry – building business development and product strategy and leading customer strategy
in the financial services industry domain.

Prior to co-founding HomeAbroad, Amresh has worked for one of
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