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Non-QM
Land Financing
Whether your are self-employed, a contractor, living off assets or just have a unique situation that warrants specialty financing, we have a solution for you!

by Melissa Holt

Welcome to the Non-QM Vacant Land Loan!
Customized for the self-employed borrower like you who is looking to own additional property for the purpose of recreation, future second home usage and more!
  • No prepayment penalty – payoff your loan as quick as you can with no penalties or fees
  • Loans with no acreage limitations
  • Repayment terms of up to 20 years
  • Minimum loan amount of $100,000 (exceptions can be requested down to $75,000)
  • Maximum loan amount of $825,000
  • Minimum credit score: 660
  • Minimum down payment: 35%
  • Perc test generally not required
What is a Non-QM Loan?
Non-QM (Non-Qualified Mortgage) financing refers to loans that don't meet the traditional criteria set by the Consumer Financial Protection Bureau (CFPB) for Qualified Mortgages (QM). These loans are designed for borrowers who might not fit the standard lending guidelines, such as self-employed individuals, those with irregular income, or those with credit issues. Non-QM loans often feature more flexible underwriting criteria but may come with higher interest rates and stricter terms.
Non-QM Income Verification Options
Profit and Loss
P&L covering the previous 12 months. The most recent month must be dated within 90 days of close.
NOTES: P&L must be reviewed by licensed or certified 3rd party. Proof the business has been in operation for 12 months or greater. Certification of business ownership % if business is a corporate entity. Only 2 months bank statements needed for asset verification.
Bank Statements
12 months consecutive bank statements, Business or Personal with a completed Business questionnaire and proof of business ownership.
NOTES: Borrower must be self-employed for a minimum of 12 months. Borrower must have reasonable expectation of income continuance. May be additional requirements.
1099 Income
1099's covering the last calendar year accompanied by an Expense Ratio from an appropriate preparer with a statement attesting to accuracy along with a 3rd party questionnaire on borrower’s business.
NOTES: The expense ratio must not be unusual for the industry described
Assets Only
Borrower is qualified using assets rather than a traditional income source.
NOTES :Eligible assets must be generally liquid assets, such as: cash, CD’s, exchange-listed stocks, bonds, or surrender value of insurance policies and cryptocurrencies. Qualified or Non-Qualified accounts such as: checking, savings, IRA’s, Roth accounts and 401K’s. Sum of assets must exceed the principal balance of all debt obligations.
EXAMPLE NON-QM LOANS:
Examples are based on a Transunion credit score over 740 with 35% down, utilizing a "non-qm" income verification program, and a 20 year fixed rate loan repayment term. Can be paid off at any time.
NEXT STEP: Get Pre-Approved!
1
Complete your loan application.
Click on the "Apply Now" button in the top right corner of this webpage. Feel free to email, call or text me with any questions!
2
E-Sign any Disclosures.
Once you've submitted your loan application you will need to sign back in to e-sign your consents.
3
Submit required documentation.
I will email you a list of documentation that is needed to verify your income based on how you wish to proceed.
HAVE QUESTIONS?
Do you have questions or a scenario you wish to discuss?
No problem! You can call, text or email me anytime!
425-753-4247
My Commitment To You
In every transaction, I am committed to the following:
  • Your Best Interests First: Your goals are my priority. I’ll do my utmost to ensure your best interests are at the forefront of every decision.
  • Honesty and Transparency: I believe in clear and open communication. I will always be upfront and honest with you about the process and any potential challenges.
  • Professionalism and Expertise: I am dedicated to providing you with the highest level of professional service and expertise. I will work diligently to ensure your needs are met.
  • Accessibility and Support: I am always available to answer your questions and provide support throughout the process. You can reach me by phone, email, or text.
About Me:
My name is Melissa Jo Holt and I've been helping clients with home financing for over 23 years! I run my own broker business out of my home where I can have flexibility to keep up with my amazing and crazy kids. When I'm not working, I'm running between soccer practices and games, camping, visiting with friends or working on home projects. I love music and dancing! My passion is people and puzzles are my game!
Melissa J. Holt; NMLS #331083; [email protected]
Empire Home Loans, Inc. NMLS #1839243
PHONE: (425) 753-4247
This estimate is provided for illustrative and informational purposes only based on the initial basic loan scenario provided. This is not a loan approval or commitment to lend. Rates effective as of 10/23/2024 and are subject to change. Annual Percentage Rate (APR) is an estimate based on criteria provided. Until you lock your rate, APR and terms are subject to change or may not be available at commitment or closing.