Not every borrower fits inside the box — and that's exactly where Billcutter excels.

Non-QM (Non-Qualified Mortgage) loans are designed for borrowers who don't meet the strict income documentation requirements of conventional lending. Whether you're self-employed, a real estate investor, a foreign national, or simply have a unique financial situation, there's a Non-QM program that can work for you.

Billcutter is a California mortgage broker with access to dozens of Non-QM lenders and programs. We specialize in finding creative financing solutions for borrowers that traditional banks turn away.

Who Are Non-QM Loans For?
Non-QM loans are ideal for:
- Self-employed borrowers who write off significant expenses (your tax returns don't reflect your real income)
- Real estate investors who need to qualify based on rental income rather than personal income
- Gig economy workers with variable income (freelancers, consultants, contractors)
- Foreign nationals purchasing property in California
- Borrowers with recent credit events (bankruptcy, foreclosure, short sale)
- High-net-worth individuals with substantial assets but limited documentable income
- Business owners who prefer to qualify using business bank statements

Non-QM Loan Programs Available Through Billcutter
Bank Statement Loans
Qualify using 12 or 24 months of personal or business bank statements instead of tax returns. Ideal for self-employed borrowers, business owners, and freelancers whose tax returns understate their actual income.
- No tax returns required
- 12 or 24-month bank statement options
- Personal or business accounts accepted
- Loan amounts up to $3M+
- Primary, second home, and investment properties

DSCR Loans (Debt Service Coverage Ratio)
Qualify based on the rental income of the property — not your personal income. Perfect for real estate investors building or expanding a portfolio.
- No personal income verification required
- Qualify based on property cash flow
- Short-term rental (Airbnb/VRBO) income accepted by some lenders
- 1-4 unit, multifamily, and vacation rental properties
- LLCs accepted

Asset Depletion / Asset Utilization Loans
Have significant assets but limited monthly income? We can qualify you by converting your liquid assets into an imputed monthly income stream.
- Retirement accounts, investment portfolios, savings
- No employment required
- Great for retirees and high-net-worth borrowers

Foreign National Loans
California is one of the most popular states for international real estate buyers. Billcutter offers financing for non-US citizens purchasing property in California.
- No US credit history required
- Passport and visa documentation accepted
- Primary, vacation, and investment properties
- Competitive rates and terms

No-Doc / Lite-Doc Loans
Minimal documentation options for borrowers who value privacy or have complex financial structures. 1099 Only, P&L Only or VOE Only loans are available. In some cases qualification is based on equity, assets, or property performance rather than income.

Non-QM After Credit Events
Recent bankruptcy, foreclosure, or short sale doesn't have to mean waiting years to get back into real estate. Non-QM lenders offer programs for borrowers as little as 1 day out of bankruptcy or foreclosure.
- Bankruptcy (Chapter 7 or 13)
- Foreclosure and deed-in-lieu
- Short sale
- Multiple late payments

Non-QM Loan Rates in California
Non-QM loan rates are typically 0.5% to 2% higher than conventional rates, depending on the loan program, credit profile, and loan-to-value ratio. However, for the right borrower, the ability to qualify and close is worth the rate premium — especially when refinancing into a conventional loan later is an option.

Rates vary significantly by lender and program. Contact Billcutter for a personalized quote.

Why Choose Billcutter for Your Non-QM Loan?
- Broker access — We work with dozens of Non-QM lenders, not just one
- Competitive pricing — We shop the market so you get the best rate available
- Experienced team — We close complex Non-QM loans every week
- California specialists — We understand California real estate and lending
- Fast closings — We know how to move quickly on Non-QM transactions

Frequently Asked Questions
What is a Non-QM loan?
A Non-QM loan is a mortgage that doesn't meet the standard "Qualified Mortgage" guidelines set by the CFPB. These guidelines require full income documentation, DTI limits, and other requirements. Non-QM loans offer more flexibility for borrowers who can repay a loan but don't meet standard documentation requirements.

Are Non-QM loans risky?
Non-QM loans today are nothing like the "subprime" loans of 2008. Modern Non-QM lenders have strong underwriting standards — they just use different documentation methods to verify ability to repay. Many Non-QM borrowers have excellent credit and significant assets.

Can I refinance a Non-QM loan into a conventional loan later?
Yes — this is a common strategy. Borrowers use Non-QM to purchase or refinance now, then move to a conventional loan when circumstances change (improved documentation, credit recovery, etc.).

How long does a Non-QM loan take to close?
Typically 21-30 days for most programs, though some complex transactions may take longer.

Ready to Get Started?
Don't let traditional lending requirements stop you from achieving your real estate goals. Billcutter's Non-QM specialists are ready to find a solution that works for your situation. Call (888) 855-1423 to speak to a Loan Officer or apply online.

Billcutter Inc. | California Mortgage Broker | NMLS #1825243 | 888-855-1423 | billcutter.com