Loan Officer | NMLS: 210218
If you're self-employed and have tried to get a mortgage, you may have heard something like: "Your income is too complicated" or "Your tax returns don't show enough." 🙄
It's one of the most frustrating experiences in real estate — you're making good money, running a successful business, and a lender tells you no because your income doesn't fit neatly into a box.
Here's the truth: the problem isn't your income. The problem is the lender.
At Stone Oak Mortgage, self-employed borrowers are our specialty. We work with business owners, freelancers, contractors, 1099 workers, and commission earners every day — and we have loan programs built specifically for the way you earn.
Let's break it all down.
Traditional mortgage lenders qualify you based on your W-2 income and tax returns. That works great for salaried employees. But if you're self-employed, your tax returns often tell a very different story than your actual financial situation.
Here's the problem: most self-employed borrowers — and their accountants — work hard to minimize taxable income. That's smart tax strategy. But it also means your tax return shows lower income than what you actually bring in, which makes traditional lenders nervous.
This doesn't mean you can't qualify for a mortgage. It means you need a lender who knows how to look at your full financial picture.
Instead of using tax returns, bank statement loans qualify you based on the actual deposits flowing into your business or personal bank accounts. This is the most common solution for self-employed borrowers, and it's very effective.
Here's how it works:
Who it's ideal for:
If you receive 1099s from clients rather than a W-2 from an employer, a 1099 loan may be your best path. These programs use your 1099 income directly — without requiring a full tax return review — to calculate your qualifying income.
Who it's ideal for:
Some lenders — including Stone Oak — can qualify self-employed borrowers using a 12-month P&L statement prepared by a licensed CPA. This gives a clear, accurate picture of your business income without the distortions that come from aggressive tax deductions.
Who it's ideal for:
If you've been self-employed for at least two years and your tax returns show enough qualifying income, a conventional loan may still be an option. The key is working with a loan officer who knows how to calculate self-employment income correctly — many lenders make errors here that result in unnecessary denials.
At Stone Oak, we review your full two-year tax return picture before telling you what you qualify for — not after.
Requirements vary by program, but here's a general picture for bank statement loans — the most commonly used option:
Don't let the down payment requirement discourage you — if you've been running a successful business, you likely have more assets available than you realize. A good loan officer will help you identify all qualifying assets.
1. Waiting until they've minimized income on taxes for years The more aggressively you've written off expenses, the more preparation you may need. If you're thinking about buying a home in the next 1–2 years, talk to a loan officer now so you can make informed decisions with your accountant.
2. Assuming they don't qualify Many self-employed borrowers never apply because they assume the answer is no. In our experience, the majority of self-employed buyers who come to Stone Oak Mortgage find a qualifying path — often within the first conversation.
3. Going to a big bank first Large banks have rigid qualifying guidelines and very little flexibility for complex income. Independent mortgage companies — especially those who specialize in non-traditional borrowers — have access to a much wider range of loan programs.
4. Not working with a specialist Self-employed income calculation is complex. An inexperienced loan officer can make errors that result in a denial that should have been an approval. Experience matters here more than almost any other loan type.
Metro Atlanta has one of the fastest-growing entrepreneurial ecosystems in the country. From Marietta to Buckhead, Sandy Springs to Smyrna, more and more people are building successful businesses outside of traditional employment — and they deserve access to homeownership just as much as anyone else.
We've helped self-employed buyers across Cobb County, Fulton County, and the entire Metro Atlanta area find loan solutions that worked for their situation. Business owners, rideshare drivers, content creators, real estate investors, healthcare contractors — we've seen it all, and we've found solutions for all of it.
You built a business. You shouldn't have to fight to buy a home.
At Stone Oak Mortgage, we specialize in exactly this situation. We'll review your income picture — whether that's bank statements, 1099s, a P&L, or a combination — and tell you clearly and honestly what your options are.
No runaround. No assumptions. Just real answers.
Ready to find out which program fits your situation?
Get Pre-Qualified Today or call us at (678) 568-4568.
We're based in Marietta, GA — and we know Metro Atlanta's self-employed community.
Loan Officer
Stone Oak Mortgage | NMLS: 210218
