Your U.S. mortgage,
written for how you
actually earn.
Non-QM mortgages for the self-employed, ITIN taxpayers, business owners, and Latin American investors buying in the U.S. Educational, bilingual, and honest about exactly where we are in each state.
Who this is for
If you don't fit the form, you probably fit something.
Traditional banks have one recipe — W-2, two years of tax returns, a Social Security number. If you don't fit that recipe, Non-QM programs exist for exactly your situation.
I'm self-employed
"My tax return understates what I actually earn."
Bank statement
I have an ITIN
"I pay taxes without a Social Security number."
ITIN program
I'm investing
"I want the rent to cover the mortgage."
DSCR loan
I'm a foreign national
"I live abroad and want to invest in U.S. real estate."
Foreign National
What Non-QM means
Legitimate loans, built for borrowers who earn differently.
A QM ("Qualified Mortgage") follows the standard Fannie Mae and Freddie Mac rulebook: tax returns, W-2, Social Security, a clean employment timeline. If you fit, you qualify. If you don't, you're told no.
Non-QM is the other half of the market — legal, regulated, profitable loans that use alternative documentation: bank statements, CPA-prepared P&L, rental income from the subject property, an ITIN in place of an SSN. These aren't subprime loans; they're loans for borrowers the W-2 model simply doesn't describe.
8 programs
The Non-QM catalog. No marketing copy.
Each program has a dedicated page in English and Spanish: eligibility, documentation, typical down payment, and common mistakes.
Bank Statement
12 or 24 months of deposits in lieu of tax returns.
See program
ITIN
A mortgage for taxpayers filing with an ITIN.
See program
DSCR
The property qualifies on its rent — not on you.
See program
Foreign National
Buy in the U.S. without residency. LLC closings allowed.
See program
P&L Only
CPA-prepared P&L as sole income documentation.
See program
1099
Qualify on gross 1099 income with a modest expense haircut.
See program
HELOC
A line of credit secured by your home equity.
See program
1-Year Full Doc
One year of tax returns instead of two.
See program
Tool · DSCR
Calculate your DSCR before you talk to any lender.
Enter purchase price, down payment, rate, rent and ZIP. We return PITIA, P&I, and the exact ratio. With property-tax presets for California (~1.1%), Texas (~2.0%), and Arizona (~0.6%).
Open the calculatorEducational. Not a quote.
Sample output
CA · 30 yr · 7.25%
- Monthly rent
- $3,000
- PITIA
- $2,400
DSCR
1.25
25% cushion above the payment — qualifies on most programs at favorable terms.
Numbers are illustrative, not an offer.
Foreign investors
Diversify your wealth into
U.S. real estate.
Mexican and Latin American business families increasingly use U.S. real estate as a wealth reserve: public title records, title insurance, an independent judiciary, dollar rent. Buy in your own name or hold through a Wyoming or Delaware LLC.
Rule of law
Title is recorded publicly and defended by title insurance.
Structure
A Wyoming or Delaware LLC owned by a non-resident.
Financing
DSCR and Foreign National loans without an SSN or U.S. residency.
Cash flow
Rent collected in dollars — independent of your home-country currency.
Reference
The guides we wish someone had given us.
Plain-English explainers on the rules that actually move the math — Texas constitutional cash-out, homestead exemption with an ITIN, California conforming limits, PMI cancellation. No fluff.
Browse the glossaryTexas · ITIN
Texas Homestead Exemption for ITIN
How ITIN homeowners cut thousands a year off Texas property tax.
Texas · ITIN
50(a)(6) Cash-Out with ITIN
The constitutional rules that govern home-equity cash-out in Texas.
California
Conforming Loan Limits 2026
FHFA conforming and high-balance limits by California county.
PMI
How to Cancel PMI
Borrower-requested cancellation at 80% LTV; auto-termination at 78%.
Why Icon
A publication that also lends — not a bank that also blogs.
Bilingual on purpose
Every page has its English and Spanish counterpart. FAQ JSON-LD ships with the correct `inLanguage`. This isn’t machine translation — it’s content authored in each language.
Educational first
While the license process completes, we don’t pretend to be a bank. We’re building the most thorough Spanish-language Non-QM resource on the U.S. internet.
Honest about scope
California is in progress. Texas and Arizona are educational. We don’t accept applications in states where we’re not licensed.
Interest list
When we're licensed,
you'll be the first to know.
No spam, no commitment, no financial information collected. We notify you when we can serve your state — that's it.
Icon Mortgage is a DBA of Special Circumstances LLC. The DFPI/NMLS application for California is in progress. We are not currently licensed in Texas (TX SML) or Arizona (AZDFI). This page and the entire site are educational. We do not quote rates, do not accept applications, and nothing here constitutes a loan offer.