NON-QM LOANS · ALL OF TEXAS
Non-QM Loans in Texas
Non-QM (non-qualified mortgage) loans help Texas borrowers whose income, assets, or situation doesn’t fit a standard conventional or government loan. Think business owners, self-employed borrowers, real estate investors, and anyone whose tax returns don’t tell the full story.
Expo Lending is a Texas-based mortgage broker serving borrowers statewide, from Houston and Dallas–Fort Worth to Austin, San Antonio, and everywhere in between. Because we’re a broker, we compare non-QM programs across multiple wholesale lenders and match your file to the one that fits, instead of forcing it into a single bank’s box.
Aiden Fahimi, Broker | Mortgage Advisor (NMLS #1943973) · Expo Lending LLC · NMLS #2619446
What Is a Non-QM Loan?
A “qualified mortgage” (QM) follows a strict federal rulebook for documenting income, usually W-2s, pay stubs, and tax returns. A non-QM loan is still a fully underwritten mortgage, and the lender still verifies that you can repay it. The difference is how they verify it. Instead of relying only on tax returns, a non-QM program may use bank statement deposits, a profit-and-loss statement, 1099s, liquid assets, or a property’s rental income.
That flexibility matters most for people who write off a lot of business expenses. Your tax return may show a small net income while your business actually brings in plenty to cover a mortgage. Non-QM is built for exactly that gap.
Non-QM Loan Programs We Offer in Texas
Bank Statement Loans
Qualify using 12 or 24 months of personal or business bank deposits instead of tax returns.
Bank statement loans ›Asset Depletion
Turn eligible liquid and investment assets into qualifying income.
Asset depletion ›DSCR Investor Loans
Qualify a rental on its rent, not your personal income. Available in all 50 states.
DSCR loans ›Foreign National Loans
Options for non-U.S. residents buying property in Texas.
Foreign national loans ›Difficult Scenarios
Past credit events, unusual properties, or complex income reviewed case by case.
Difficult scenarios ›Who Non-QM Loans Are For
- Business owners and self-employed borrowers whose tax returns understate real income
- Independent contractors, gig workers, and commission earners paid on 1099s
- Real estate investors growing a rental portfolio, in Texas or out of state
- Retirees and high-net-worth buyers with strong assets but limited regular income
- Borrowers with a recent credit event or a profile a bank already declined
- ITIN borrowers and foreign nationals buying property in Texas
Non-QM vs. Conventional Loans
| Conventional / QM | Non-QM | |
|---|---|---|
| Income proof | W-2s, pay stubs, tax returns | Bank statements, P&L, 1099s, assets, or rental income |
| Best fit | Salaried borrowers with simple income | Self-employed, investors, complex or non-traditional income |
| Rates and down payment | Often lower for borrowers who qualify | Usually somewhat higher, priced to the program and your profile |
| Underwriting | Standardized agency guidelines | Lender-specific guidelines, reviewed file by file |
If you can qualify for a conventional, FHA, or VA loan, that’s often the lower-cost route, and we’ll tell you so. Non-QM is the right tool when standard documentation doesn’t show what you can really afford. See all of our residential mortgage options.
How the Non-QM Process Works
- Quick call. Tell us your goal, how you earn, and the property. No hard credit pull to start the conversation.
- Program match. We compare non-QM options from multiple lenders and pick the documentation path that shows your income best.
- Pre-approval. You get written terms you can use to make an offer or plan a refinance.
- Underwriting and closing. We handle conditions, appraisal, and title coordination through funding.
Documents You’ll Likely Need
- Bank statements, a P&L, 1099s, or asset statements, depending on the program
- Proof of business ownership (for example a CPA letter or business license) for self-employed paths
- Government ID and credit authorization
- Purchase contract or current mortgage statement
- Lease or rent estimate for DSCR investment properties
Exact requirements, credit cutoffs, down payments, and pricing vary by program and are subject to underwriting. We don’t publish guaranteed terms online because they depend on your file and the market on the day you apply.
Non-QM Loans Across Texas
Expo Lending is Texas-based and licensed to help residential borrowers anywhere in the state. Local pages: Houston, Dallas–Fort Worth, Austin, and San Antonio. Investing beyond Texas? DSCR and commercial financing are available in all 50 states, and business owners can explore our business loans.
Non-QM Loan FAQs
What does non-QM mean?
Non-QM stands for non-qualified mortgage. It’s a home loan that verifies your ability to repay using alternative documentation, such as bank statements, a P&L, assets, or rental income, instead of only W-2s and tax returns.
Are non-QM loans safe?
Yes. Non-QM loans are fully underwritten, and the lender must still confirm you can repay. They simply allow more ways to prove income than standard agency loans.
Do non-QM loans have higher rates?
Usually somewhat higher than conventional loans, because the documentation is more flexible. Pricing depends on the program, credit, down payment, and property, so we compare several lenders to find the best fit.
Can I get a non-QM loan if I’m self-employed in Texas?
Yes. Self-employed borrowers are the most common non-QM clients. Bank statement, P&L, and 1099 programs are designed around how business owners actually earn.
Can I use a non-QM loan for an investment property?
Yes. DSCR loans qualify a rental on its rent, and some other non-QM programs allow investment properties too. DSCR loans are available in all 50 states.
Can I refinance into a non-QM loan?
Often yes, including rate-and-term and cash-out refinances, depending on the program and property. Texas has specific rules for cash-out on a homestead, and we’ll walk you through them.
Do you serve all of Texas?
Yes. Expo Lending is Texas-based and serves residential and non-QM borrowers statewide.
Mon–Fri 9 AM–6 PM Central · Serving all of Texas
Equal Housing Opportunity. Expo Lending LLC, NMLS #2619446. Aiden Fahimi, Broker | Mortgage Advisor, NMLS #1943973. 1000 Main St, Suite 2300 PMB 1161, Houston, TX 77002. Office (877) 732-4464 · Direct/Text (713) 885-3944. Programs, guidelines, and availability vary and are subject to underwriting approval. This is not a commitment to lend. NMLS Consumer Access: nmlsconsumeraccess.org.
