Non-QM lending,
built for how you earn.

Who we are

NonQM Rates (NMLS #7861) is a Non-QM mortgage company — one team, one focus: investors, self-employed borrowers, and 1099 earners who need flexible qualification.

As a direct lender with in-house decision-making, we don't ship your file to a committee three states away. Our specialists work Non-QM full-time, which means they know which programs fit which scenarios — and they'll tell you straight when a deal doesn't work.

Why NonQM Rates exists

Banks are built for W-2 employees with clean, simple tax returns. Investors who live off rental income and self-employed borrowers who take legitimate business write-offs don't fit that box — so they get declined, delayed, or quoted terms that don't work. NonQM Rates exists for the borrowers banks turn away: investors building portfolios, contractors and freelancers, 1099 earners, foreign national investors, and ITIN borrowers.

Non-QM doesn't mean risky lending. It means qualifying on the borrower's actual financial picture — rental cash flow, bank deposits, 1099 earnings, asset reserves — instead of a one-size-fits-all checklist written for salaried employees. When the income story is real, the loan should be possible.

What we do — and what we don't

We do one thing: Non-QM. No FHA, no VA, no conventional, no reverse mortgages, no down payment assistance programs. While other shops spread across every loan type, we stay deep on a single shelf: DSCR investor loans, bank statement loans, 1099 programs, asset utilization, no-ratio loans, 40-year options, bridge and hard money, HELOCs and closed-end seconds, plus ITIN and foreign national loans.

That focus is the point. Guidelines vary by investor and are subject to change — programs open, close, and shift constantly. A team that works Non-QM full-time stays current on which investors fit which scenarios, so your file lands with the right program the first time. And if a deal doesn't work, you'll hear it from us straight — no bait rates, no fine-print surprises.

Who runs NonQM Rates

NonQM Rates is owned and operated by Laura Blanchet and powered by Vision One Mortgage, Inc. (NMLS #7861), based in Tustin, California. Our team works Non-QM full-time — structuring the deals banks decline and matching borrowers to the programs whose guidelines fit their story. When you submit a scenario or call 949-241-9489, you're dealing with specialists who do this every day, not a call center reading a script.

Reviewed by Vision One Mortgage, Inc. · NMLS #7861 · Last reviewed: October 2026

Licenses & corporate office

Vision One Mortgage is licensed and accountable in the states we serve. NonQM Rates operates as a brand of Vision One Mortgage — same company, same licenses, same team.

• NMLS: 7861
• Branch NMLS: 1630588
• Arizona License: #0911546
• California DFPI License: #603D797
• California DRE License: #01522925
• Florida License: #MLD649
• Georgia: Licensed under NMLS #7861
• Texas SML: NMLS #7861

NMLS Consumer Access

What we believe

• Cash flow is truth. A rental that pays for itself is a good loan, whatever the borrower's tax return says.
• Self-employment isn't a risk factor. It's the fastest-growing way Americans earn — underwriting should reflect that.
• Speed matters. Investors lose deals waiting on banks. Typical Non-QM closes run 14–21 days.
• Straight answers. We'll quote your real scenario and tell you when we're not the right fit.

What we finance

DSCR investor loans, bank statement loans, 1099 and self-employed programs, asset depletion, bridge and hard money, and HELOC/second mortgages — across California, Texas, Florida, Arizona, and beyond. Explore the programs.