If you're self-employed, your CPA's job is to make your taxable income look small. That same paperwork makes a normal mortgage nearly impossible — even when your business clearly supports the payment. A bank statement loan fixes that: you qualify on 12 or 24 months of real deposits, not tax returns. Beto has the non-QM lenders who underwrite the way you actually earn.
It's the most frustrating part of being self-employed: the smarter your tax strategy, the worse you look to a conventional underwriter. Bank statement loans exist precisely to break that loop.
You did everything right — deducted legitimately, lowered your tax bill — and a conventional lender reads that low net income as "can't afford it," even though your accounts are healthy.
Instead of Schedule C, the lender looks at what actually flows into your accounts. Your real cash flow — the money you and I both know you make — becomes your qualifying income. No tax returns, no 4506-C, no write-off penalty.
No mystery to it. The lender turns your deposit history into a qualifying monthly income in four steps — and the "expense factor" is the part worth understanding.
Add up the eligible deposits across 12 or 24 months of statements.
Remove transfers between your accounts, loan proceeds, and one-time windfalls — only real income counts.
For business accounts, a percentage is set aside for operating costs. Personal accounts usually count in full.
Divide by the number of months. That figure is your qualifying income for the loan.
Money in your personal account is generally what you've already drawn after business costs — so lenders typically count all of it as income. Great for sole proprietors and single-member LLCs.
Business accounts include money you'll spend running the business, so the industry-standard expense factor is 50% — half of every dollar counts as income, no extra paperwork needed.
Run a low-overhead business? A CPA or tax preparer letter stating your real expense ratio can drop the factor well below 50% — sometimes to 10–25% — counting far more of your deposits.
Same business, same deposits — but the right documentation nearly cuts the deposits you need in half. This is exactly where a broker who knows the programs earns their keep: matching your business type and paperwork to the lender with the most favorable expense treatment.
Both qualify you on deposits — the difference is how much history you show, and what it unlocks. The right one depends on your business and your numbers.
Not sure which paints the better picture? Beto can run your numbers both ways and use whichever qualifies you for more, at the better rate.
Bank statement programs aren't a single rigid product — they bend to fit your accounts, your property goals, and your cash flow.
Use whichever tells your story best — personal statements, business statements, or a combination. Married to a W-2 earner? Blending incomes can unlock a better rate than going solo.
Mix and match accountsPrimary home, second home, or investment property — bank statement programs cover them all, with jumbo bank statement options into the millions for higher-priced homes.
Primary · 2nd · investmentMany programs offer an interest-only option to keep early payments low — handy for business owners managing cash flow or investors maximizing returns.
Cash-flow friendlyThese are non-QM loans, so guidelines flex by lender — but here's the typical shape. Strong numbers in one area can offset a softer spot in another.
Rates typically run modestly above conventional — often just 0.5–0.75% higher for strong borrowers. For income that doesn't fit a W-2 box, that small premium is what makes the home possible at all.
Built for the people who run San Antonio's small businesses, job sites, and side hustles — anyone whose deposits look a lot healthier than their tax return.
You take every legitimate deduction your CPA recommends — and pay the price at mortgage time. This loan reads your deposits instead.
Paid by the project or the gig, with income that swings month to month. Averaging 12–24 months of deposits smooths it into qualifying income.
Growing a portfolio and want financing based on your actual cash flow, with interest-only options to maximize returns? This fits.
Realtors, sales pros, restaurant and trade owners — strong, real income that traditional underwriting struggles to see on a tax return.
Alberto Moravia — known as Beto the Broker — is a licensed mortgage broker, TREC Certified Instructor, and proud San Antonio, TX resident who works with business owners every day and knows how badly conventional underwriting treats them.
As an independent broker at Edge Home Finance LLC, Alberto shops across 100+ wholesale and non-QM lenders — the ones with real bank statement, expense-factor, and CPA-letter programs — to turn your deposits into the best possible approval. Straight answers, and he speaks English, Spanish, and Portuguese.
A free 10-minute call with Beto. Give him a rough sense of your monthly deposits and he'll estimate your qualifying income, find the program with the best expense treatment, and map out the fastest path to closing — no tax returns required.