Conventional Loans
A flexible option for self employed buyers whose tax returns show steady, eligible income. Our team reviews your documented qualifying profile to see whether conventional financing fits.
Explore Conventional LoansPurchase Loan Products
Self Employed Home Loans in Georgia
Owning a business or earning 1099 income can make mortgage paperwork more complex, but it does not shrink your options. Depending on how your income is documented, there may be several ways to qualify, and our Atlanta based team helps you find the one that fits.
Good News
You Have More Options Than You Think
Building a business takes grit. Buying a home with one should not take a miracle. Self employed buyers qualify for mortgages every day, and there is more than one way to get there. Our job is to match the path to how you earn.
The right mortgage depends less on your job title and more on how your income can be documented.
Path A
Traditional Mortgage Financing
Many self employed buyers qualify for the same conventional, FHA, or VA loans W2 earners use. If your tax returns and eligible business income support the loan, this may be the simplest path, and it is where we start.
Path B
Alternative Income Documentation
If tax returns alone do not tell your full story, verified programs may use bank statements, 1099 forms, business financials, or verified assets instead. Your income is real. It just gets documented differently.
- No impact to your credit score
Path A
Start With Traditional Financing
Being self employed does not disqualify you from the same loans W2 earners use. When your documented qualifying income supports it, a traditional mortgage is often the simplest route, and it is where our review begins.
FHA Loans
A government backed option that may work well for self employed buyers building credit or buying with a smaller down payment, when documented income supports the loan.
Explore FHA LoansVA Loans
For eligible Veterans, service members, and surviving spouses who are self employed, VA financing can be a powerful path when qualifying income is documented.
Explore VA LoansRecently moved from a W2 job into your own business? Program treatment varies, so tell us about your history and we will walk through which paths may consider it. Talk With A Loan Expert before ruling anything out.
Path B
When Tax Returns Do Not Tell the Whole Story
Business deductions can lower taxable income without lowering real earning power. Verified alternative documentation programs look at your finances through the lens that reflects them best. Match the card to how you are paid.
My deposits are consistent, but my tax returns do not show the full picture.
Bank Statement Loans
Qualifying may be based on a review of business or personal bank statements instead of tax returns. Program requirements apply.
Explore Bank Statement LoansMost of my income comes through 1099s.
1099 Income Options
Some verified programs may allow 1099 forms to document qualifying income for contractors, agents, and other 1099 earners. Program requirements apply.
Ask our team about 1099 optionsMy business financials reflect my income better than my personal returns.
Profit and Loss Options
Certain verified programs may consider prepared business financials as part of the qualifying picture. Availability and requirements vary by program.
Explore Profit and Loss OptionsI have substantial verified assets, but my monthly income is harder to document.
No Income No Employment Loan
A verified program with no income or employment documentation. Qualification is based on credit, verified assets, and program requirements. Primary residences and second homes may be eligible. Investment properties are not eligible for this program.
Explore the No Income No Employment LoanWearing Two Hats
Self Employed and Thinking About an Investment Property?
Plenty of business owners build wealth through rentals, and complex personal income does not have to slow that down. There is more than one way to finance an investment property, and the right route depends on how you want to qualify.
Qualify on your income
Conventional Investment Property Financing
Conventional financing may be used for investment properties when your documented qualifying income supports the loan. If your tax returns are strong, this may be the most straightforward route.
Explore Conventional LoansQualify on the property
DSCR Investor Loans
DSCR financing is generally based on the investment property's expected cash flow rather than your personal employment income, so tax return complexity may matter less. It is an investment and business purpose path. Program requirements apply.
Explore DSCR Investor LoansHow It Works
How UHome Helps You Choose the Right Path
No pressure, no blind application to one product. Just a clear review of your options.
Tell us how you are paid
Business income, 1099s, a mix, or something more complex. The starting point is your real documentation.
We review which verified paths fit
Our team maps your documentation against the loan paths that may fit, traditional first.
We compare the strongest options
You see the routes side by side, in plain language, with the tradeoffs explained.
You decide
Move forward when you are ready. Every path is subject to underwriting approval, and you stay in control.
- No impact to your credit score
Set Expectations
What You May Need
Required documentation depends on the program and your profile. Your loan expert confirms exactly what applies to you. As a general guide:
- TraditionalTax returns and related business income documentation, when using conventional, FHA, or VA financing.
- Bank StatementBusiness or personal bank statements, when using a bank statement program.
- 10991099 forms, when using a verified 1099 program.
- P and LProfit and loss information, when required by a verified profit and loss program.
- Asset BasedAsset statements, when using a program that qualifies on verified assets.
- EveryoneStandard identity, asset, property, and transaction documentation as applicable to your loan.
Local To U
Built for Georgia Entrepreneurs
Georgia runs on people who work for themselves. Consultants and contractors across Metro Atlanta, salon owners, restaurant owners, real estate professionals, creatives, transportation business owners, and service providers in every corner of the state. Our team is based in Atlanta, and we work with self employed buyers here every week, so we understand how Georgia business income actually looks on paper.
Whether you are buying inside the Perimeter, out in the suburbs, or anywhere across Georgia, the process starts the same way: a conversation about how you earn, not a form letter about why your taxes are a problem.
Questions
Self Employed Mortgage Questions, Answered
Can I get a mortgage if I am self employed?
Yes. Self employed borrowers qualify for mortgages every day. The process focuses on how your income is documented, and there may be several paths available depending on your profile.
Do self employed borrowers have to use a special mortgage?
No. There is no single special loan required for self employed buyers. Many qualify for conventional, FHA, or VA financing. Alternative documentation programs exist for borrowers whose tax returns do not reflect their full financial picture.
Can I qualify for a conventional, FHA, or VA loan if I am self employed?
Yes, when your documented qualifying income supports the loan. Self employment changes the paperwork, not your eligibility for these programs.
What if my tax returns show less income because of business deductions?
That is one of the most common situations we see. Depending on your profile, a verified alternative documentation program, such as a bank statement program, may look at your finances through a different lens. Program requirements apply and every path is subject to underwriting approval.
Can bank statements be used to qualify for a mortgage?
In some programs, yes. Bank statement programs may qualify borrowers based on a review of business or personal bank statements rather than tax returns. Requirements vary by program.
Can 1099 income be used for a mortgage?
It may be. 1099 income can support traditional financing when it is documented as qualifying income, and some verified programs may use 1099 forms directly. Our team can tell you which routes currently fit.
Are there mortgage options for someone who recently became self employed?
Possibly. Treatment of newer self employment varies by program, and related work history can matter. The best step is a conversation about your specific timeline before assuming any door is closed.
What is the difference between a bank statement loan and a traditional mortgage?
The main difference is how income is documented. A traditional mortgage uses tax returns and related records. A bank statement loan uses a review of bank statements instead. Both result in a home loan, and both are subject to underwriting approval.
Can a self employed buyer purchase an investment property?
Yes, and there is more than one route. Conventional financing may be used for an investment property when your documented qualifying income supports the loan. DSCR financing is generally based on the property's expected cash flow instead of your personal employment income. The right route depends on how your income is documented and on the property itself.
If I am buying an investment property, can the rental income be used instead of my business income?
DSCR financing is generally designed for that. It considers the investment property's expected cash flow rather than your personal employment income. It is one of two common routes, since conventional financing may also be used for investment properties when documented qualifying income supports the loan.
Next Step
Let's Find the Mortgage Path That Fits How You Earn
Tell us how you earn. We will help identify the mortgage paths that may fit.
- No impact to your credit score
Prefer to talk it through? Call 404.919.5533
By the Numbers
Self Employed Loan Requirements in Georgia, in Numbers
These are the ranges across the wholesale bank statement and alternative documentation programs UHome works with, taken from lender guidelines dated May through August 2026. Your exact terms depend on the lender, your credit, the property and underwriting.
| Requirement | Typical range across our lenders |
|---|---|
| Minimum credit score | 600 to 680, depending on the program; many programs start at 620 to 660 |
| Maximum loan to value, primary home purchase | Up to 90%, where offered, with a 700 to 740 score on loans up to $1,000,000 to $2,000,000; about 75% to 85% at a 680 score; about 70% to 80% at a 640 score |
| Maximum loan to value, cash out refinance | Up to 80% with strong credit; lower for larger loans and lower scores |
| Loan amounts | Minimums of $100,000 to $150,000; maximums commonly $2,000,000 to $3,500,000, with one program up to $4,000,000 |
| Bank statements | 12 or 24 months, personal or business accounts |
| Business account expense factor | Factors vary by lender. At least one of our lenders uses 50% for any business, 30% for small service businesses with 5 or fewer employees, 20% for a sole owner operator, or the expense ratio in a letter from your CPA, EA, CTEC or tax attorney, with a 10% floor and a lower maximum loan to value |
| 1099 income | A 10% expense factor applied to gross 1099 earnings |
| Time self employed | 2 years is standard; 1 to 2 years may be considered with prior work in the same field |
| Reserves | Commonly 3 to 6 months of payments on loans up to $1,000,000 to $1,500,000; 6 to 12 months on larger loans or higher loan to value; one program needs none at 75% loan to value or less |
| Maximum debt to income | Usually 50%; about 45% above 80% to 85% loan to value; up to 55% in limited cases |
| Past bankruptcy, foreclosure or short sale | 3 to 4 years for full terms; some programs allow 1 to 2 years with a lower loan to value |
| Profit and loss statement only | At most of our lenders, a 660 to 680 minimum score and up to 80% loan to value on purchases, with a statement prepared by a CPA, EA or CTEC |
Worked example: how bank statement income is figured
A Douglas County consultant averages $15,000 a month in business deposits over 12 months. The lender multiplies deposits by 100% minus the expense factor to get qualifying income, then caps total monthly debts, including the new house payment, at the debt to income limit.
| Line | Standard 50% expense factor | 30% factor, small service business with 5 or fewer employees |
|---|---|---|
| Average monthly deposits | $15,000 | $15,000 |
| Qualifying monthly income | $7,500 | $10,500 |
| Total monthly debts allowed at 50% debt to income | $3,750 | $5,250 |
Gold marks the stronger result on each line. Illustration only, not an approval or a quote. Which expense factor applies depends on the business type, staffing and documentation each lender requires.
Ranges compiled from four wholesale lender alternative documentation guidelines dated May 1 through August 21, 2026 (May 1, May 18, June 16, August 5 and August 21). Reviewed by Coby Pegues, NMLS 2556341. Last reviewed October 2026. Not a commitment to lend. All loans are subject to credit approval and underwriting, and programs change without notice.
What credit score do I need for a bank statement loan in Georgia?
Across the wholesale programs we use, minimum scores start between 600 and 680, and many programs start at 620 to 660. Higher scores reach higher loan to value (the loan amount as a share of the home's value): 90%, where offered, generally takes a 700 to 740 score. Ranges come from program guidelines dated May through August 2026, and the underwriter makes the final decision.
How is my income figured on a bank statement loan?
The underwriter averages 12 or 24 months of deposits and subtracts an expense factor, a set percentage that stands in for your business costs. Factors vary by program. One of our lenders uses 50% for any business, 30% for small service businesses with 5 or fewer employees, 20% for a sole owner operator, or the ratio in a letter from your tax professional (CPA, EA, CTEC or tax attorney). For example, $15,000 in average monthly deposits at a 50% factor gives $7,500 a month of qualifying income.
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UHome Mortgage LLC | NMLS #2559453 | Office: 3401 Norman Berry Dr Ste 257 A, Atlanta, GA 30344 | Serving Douglasville, Douglas County and metro Atlanta | Licensed in Georgia, Alabama, and Texas. This is not a commitment to lend. Equal Housing Opportunity.