Every good accountant writes off everything they legitimately can — and then a retail bank reads that return and decides you don't earn enough. I'm a Loan Officer with Saxton Mortgage, a UWM Top 1% partner, and I work with investors who read a business the way it actually operates.
Being told no by a bank is not the same as not qualifying.
A retail bank generally has one way to calculate self-employed income: two years of returns, net of every deduction. If that number doesn't work, the conversation is over and nobody explains the alternatives.
There are several other documentation paths — bank statements, 1099s, a prepared profit-and-loss, or on an investment property the rent itself. These are real, fully documented programs, not workarounds. The skill is matching your business to the investor who reads it correctly.
See where you stand
About two minutes. No credit pull, no obligation.
I’ll ask how you’re paid early, because that is the question a bank gets wrong. Bank statements, 1099, under two years self-employed — there is a route for each, and I’ll tell you honestly which one fits.
Awards earned by Saxton Mortgage, the lender behind your file.
Contractors, agents, consultants, restaurant and shop owners, physicians in private practice, and investors buying in Middle Tennessee.
Qualification built from deposits over a set period rather than your net taxable income. Designed for owners whose returns understate what the business actually produces.
Real estate agents, sales professionals, contract nurses, tradespeople. If your income arrives on 1099s, there are programs built specifically around that rather than treating it as an exception.
For some businesses a CPA-prepared P&L is a truer picture than the return. Certain investors accept exactly that.
The most common thing I hear is that you must wait two years. Depending on your history in the same line of work, that is frequently not the case.
DSCR financing qualifies the property on the rent it produces rather than your personal income. Useful when your returns are complex or you already carry several properties.
Bring me what happened. Most self-employed declines I see are a documentation mismatch rather than a genuine credit problem, and that is a fixable situation.
Working with a broker doesn't mean working with a small shop. It means you get both.
Saxton Mortgage, LLC holds lending licenses in 38 states from Alaska to Wyoming under NMLS #1717191. That footprint is why the investor access behind your file is what it is.
Saxton is a Top 1% certified partner with United Wholesale Mortgage, the largest wholesale lender in the country — which affects pricing and turn times in ways a small independent shop cannot match.
I submit your file to multiple wholesale investors and bring the options back to you. A bank can only ever offer you the bank.
The institutional weight sits behind the loan. The relationship isn't outsourced — you work with me from the first call through closing, not a rotating queue.
Verify any of this yourself — I'd rather you checked than took my word for it.
As we were shopping around lenders, Mike was recommended by a realtor friend. We spoke to Mike and laid out our concerns and right away he made our worries feel at ease. All we did was ask if he could close on the date provided and he went to work. Mike definitely went above and beyond and he made sure to take care of his veterans. In the near future we would love to work with Mike again and would definitely recommend him to all our homebuyer friends.
Saxton Mortgage, LLC holds a 4.8-star average across 889 client reviews aggregated from Zillow and other sources. That rating reflects the company as a whole, across every loan officer.
Read them at Birdeye, see reviews specific to me on my Saxton profile, or look up NMLS #1666142 at nmlsconsumeraccess.org.
On most files the wholesale lender pays my compensation rather than you. On others it comes from loan proceeds at closing. Either way the exact figure appears in writing on your Loan Estimate before you're committed to anything, and I'm glad to walk through it line by line beforehand.
The questionnaire doesn't pull your credit — it uses your own estimate of your score. Nothing touches your credit report until you ask me to proceed and we both agree it's worth doing.
It varies by investor — commonly twelve or twenty-four, personal or business. Which one fits depends on how your deposits actually look, and that's the first thing I'd want to see.
Not for every program. That's the requirement people assume is universal, and it's the single most common reason a self-employed borrower gives up before finding the right path.
No. They are fully documented programs with real underwriting — the documentation is simply matched to how a business actually earns rather than to a W-2 template.
Often yes, and on DSCR programs the subject property's own rent can carry the file. How existing properties are treated varies a great deal by investor.
No — and anyone who does before reviewing your file is telling you something they aren't permitted to say. What I can commit to is a clear, honest answer quickly, so you can plan around it either way.
So there are no surprises later.
I work remotely with clients across the states I'm licensed in. My office of record is Saxton Mortgage in San Diego — which in practice means you reach me directly rather than whoever happens to be at a branch desk.
I'm licensed in AL, AZ, CA, CT, FL, MD, MI, OR, PA, TN, TX, UT and VA. Kentucky is the notable exception — if your home sits on the Kentucky side of the Fort Campbell line I'll tell you at the outset and refer you to someone licensed there, at no cost.
Below that figure, fixed origination costs take up too much of the benefit for it to be a fair deal for you.
If I'm not the right fit, I'd rather say so on the first call than three weeks in. That has cost me business occasionally. It's still the right way to do this.
About two minutes, no credit pull, and no obligation. You'll get a clear answer either way.
Check Your Eligibility Or call or text me directly at (619) 903-6659