Start to finish
How a non-QM loan actually works
Spoiler: mostly like a normal mortgage. The difference is concentrated in the first two steps — matching how you earn to the right documentation. After that, it's appraisals and signatures like everyone else.
- 01Day 1
The conversation
Two sentences about how you earn and what you’re buying. Joe names the two or three programs worth running and what each will want from you. No application, no credit pull, no commitment.
- 02Days 1–3
Pick the strongest program
Joe runs your scenario against multiple investors — bank statement vs. P&L, DSCR vs. full doc — and shows you the honest side-by-side: rate, down payment, and document load for each path.
- 03Days 2–7
Gather the (short) doc stack
Non-QM stacks are usually lighter than people expect: 12–24 months of statements, or 1099s, or asset statements — not the shoebox of paperwork a full-doc file demands.
- 04Week 1–2
Pre-approval & the offer
You shop (or lock the investment deal) with a real pre-approval behind you. On DSCR purchases, the appraiser’s market-rent analysis gets ordered here too.
- 05Weeks 2–4
Underwriting
The underwriter verifies exactly what the program promised — deposits, rent coverage, assets. Joe front-runs the questions so conditions don’t surprise anyone.
- 06Closing
Clear to close & keys
Final numbers, signatures, funding. From here the loan behaves like any other mortgage — the non-QM part was only ever the paperwork.
Timelines are typical, not promised — appraisal scheduling, title work, and investor turn times vary by deal. Bridge and fix-and-flip loans run considerably faster by design.
One promise
You'll never wonder where your file is
Non-QM borrowers have usually been burned once already — by a lender who went quiet for three weeks and then said no. Joe texts you at every milestone, and answers when you text first.
Step one is a text message.
Two sentences about how you earn. Joe takes it from there — no application, no credit pull, no pressure.