The Texas income problem
Texas has no state income tax, which means its highest earners have every incentive to write off everything — and they do. The result: some of the strongest earners in the country with tax returns that qualify them for nothing. Add the energy sector's 1099 culture, the trades' cash flow, and a landlord class in every metro, and you've got a state full of people conventional underwriting was never built for.
Non-QM doesn't fight Texas's independence. It underwrites it.
Programs for how Texas earns
1099 and bank statement loans take the contractor's deposits — 12 to 24 months of them — and turn them into qualifying income, no tax returns required. DSCR qualifies Houston, DFW, Austin, and San Antonio rentals on their rent alone, in an LLC if you like. 40-year terms stretch investor payments for cash flow. Near Miss covers manufactured homes on owned Texas land — up to 75% of value, no age restriction, no parks or leased land. And ITIN Home Loans serve Texas ITIN buyers with no SSN required and gift funds allowed.
Land country
Then there's the dirt. Hill Country acreage, East Texas timber tracts, West Texas ranchettes — Vacant Land Loans finance it: purchase or refinance, up to 65% of value, $100K to $1.2M, unlimited acreage, no prepayment penalty, 12 months' income history. Buy now, build later, refinance without penalty.
Check Your Eligibility — Texas Non-QM
60 seconds. No obligation, no hard credit pull. NMLS #7861.
Two programs Texas doesn't get
Straight talk: FlexFirst HELOC and Dual Core are not offered in Texas. Everything else on this site — all seventeen other programs — is available to Texas borrowers. If you came here for one of those two, call us and we'll build the alternative structure.
Houston, Dallas, San Antonio, Austin, Fort Worth, El Paso, and the wide-open middle — NMLS #7861.
Frequently asked questions
Which of your programs are NOT available in Texas?
Two: FlexFirst HELOC and Dual Core. All seventeen other programs are available statewide.
I'm a 1099 contractor in the oilfield. What do you need from me?
Twelve to twenty-four months of deposits showing consistent earnings. The pattern matters more than any single month.
Can I finance 10 acres in the Hill Country?
Yes — vacant land loans go up to 65% of value with no prepayment penalty and unlimited acreage. Plan on 35%+ down.
Can Texas investors close rentals in an LLC?
Many of our DSCR programs allow entity vesting — standard practice for Texas portfolio landlords.
Skip the Bank Runaround.
Texas earner, Texas deal? Lay out the scenario — we'll give you a straight answer on the program. (Heads up: FlexFirst HELOC and Dual Core aren't offered in Texas.)
Get Your Texas Non-QM Review
60 seconds. No obligation, no hard credit pull. NMLS #7861.
Guidelines change. Terms, pricing, and requirements vary by investor and are subject to change without notice. Examples in this article are illustrative only — not quotes, approvals, or commitments to lend. This article is educational, not loan advice. Confirm current guidelines with us before making an offer. NMLS #7861 · Equal Housing Opportunity.
