Florida 1099 contractor working remotely from a coastal location

1099 Mortgage Florida: How Independent Contractors Qualify Without Tax Returns in 2026

Buying a Home, News, Non-QM Loans

Florida has 1.5+ million 1099 contractors — real estate agents (230K+ FL licensed, #2 in US), charter captains and fishing guides along the Keys and Gulf Coast, healthcare locums serving the retiree population, construction subs riding the housing boom, software contractors in Miami’s tech corridor, and Hispanic 1099 entrepreneurs across Hialeah, Doral, and Kissimmee. A 1099-only mortgage underwrites to your real 1099s instead of tax returns, using 90% of gross 1099 income as qualifying. Rates 6.25-7.25%, max LTV 85%, FICO 660+, loans up to $4M in Florida. ITIN-friendly programs available.

Florida real estate investor reviewing investment property

DSCR Loans in Florida: How Real Estate Investors Qualify Without Personal Income Docs in 2026

Buying a Home, News, Non-QM Loans

Florida has 410K+ active vacation rental listings and a massive snowbird-driven long-term rental market — the second-largest DSCR loan market in the country after Texas. DSCR loans qualify the property by rental cash flow, not the borrower by personal income. A Florida broker guide to how DSCR loans work in 2026, with the ratio math, typical rates 6.75-8.00%, Florida Land Trust vesting (unique to FL, alternative to LLC), STR markets (Disney area, Anna Maria, Destin, Keys), hurricane and flood insurance loading PITIA, and post-Surfside condo reserve requirements.

Florida small business owner at her shop entrance

Bank Statement Loans in Florida: How 12-Month and 24-Month Programs Actually Work in 2026

Buying a Home, News, Non-QM Loans

About 17% of the Florida workforce earns income that doesn’t fit on a W-2 — real estate agents (FL has 230K+ licensed), Hispanic small business owners across Miami-Dade and Hialeah, tourism operators (charter captains, dive shops, restaurants, hotels), construction trades, healthcare locums serving the retiree population, and marine industry independents. Bank statement loans underwrite to your real deposits instead of tax returns — qualifying you for roughly 2-4x more house. A Florida broker guide to how 12-month and 24-month programs work in 2026, with the 50% expense-factor math, rates 6.25-7.50%, ITIN-friendly programs, hurricane and flood insurance considerations, and the Save Our Homes 3% cap for primary residences.

Texas real estate agent installing a for-sale sign at a suburban home

1099 Mortgage Texas: How Independent Contractors Qualify Without Tax Returns in 2026

Buying a Home, News, Non-QM Loans

Texas has 1.6+ million 1099 contractors — real estate agents (180K+ TX agents), owner-operator truckers, oil & gas field services contractors in the Permian and Eagle Ford, software contractors in Austin, gig drivers, and Hispanic small business owners across Houston, San Antonio, and the RGV. A 1099-only mortgage underwrites to your real 1099s instead of tax returns, using 90% of gross 1099 income as qualifying. Rates 6.25-7.25%, max LTV 85%, FICO 660+, loans up to $4M in Texas. Texas Section 50(a)(6) rules apply to homestead cash-out refis.

Texas real estate investor at an investment property with home sign

DSCR Loans in Texas: How Real Estate Investors Qualify Without Personal Income Docs in 2026

Buying a Home, News, Non-QM Loans

Texas added 850,000+ single-family rentals between 2020-2024, driven by Texas housing boom + CA-to-TX investor migration + no state income tax. DSCR loans qualify the property by rental cash flow, not the borrower by personal income. No tax returns. A Texas broker guide to how DSCR loans work in 2026, with the ratio math, typical rates 6.75-8.00%, Texas Series LLC vesting (unique to TX), Hill Country STR considerations, the 1.6-2.0% property tax load that compresses DSCR, and why Section 50(a)(6) homestead rules don’t apply to investment property.

Texas self-employed business owner opening for business with bank statement loan financing

Bank Statement Loans in Texas: How 12-Month and 24-Month Programs Actually Work in 2026

Buying a Home, News, Non-QM Loans

About 14% of the Texas workforce earns income that does not fit on a W-2 — oil & gas independents, real estate agents, construction trades, restaurant owners, truckers, and Hispanic small business owners across Houston, San Antonio, and the Rio Grande Valley. Most qualify for substantially less mortgage than their actual cash flow supports because conventional underwriting uses tax returns. Bank statement loans underwrite to your real deposits instead — qualifying you for roughly 2-4x more house. A Texas broker guide to how 12-month and 24-month programs work in 2026, with the 50% expense-factor math, rates 6.25-7.50%, Texas Section 50(a)(6) cash-out rules, and how to structure deposits to maximize qualifying income.

California real estate investor closing on an investment property using DSCR financing

DSCR Loans in California: How Real Estate Investors Qualify Without Personal Income Docs in 2026

Buying a Home, News, Non-QM Loans

California has more rental property than any other state. DSCR loans qualify the property by its rental cash flow, not the borrower by their personal income. No tax returns, no W-2s, no 1099s, no bank statements. A California broker’s guide to how DSCR loans work in 2026, with the ratio math (rent / debt service), typical rates 6.75-8.00%, LLC vesting, AB 1482 rent cap considerations, and how DSCR compares to conventional investor financing.

California 1099 contractor working remotely with laptop

1099 Mortgage California: How Independent Contractors Qualify Without Tax Returns in 2026

Buying a Home, News, Non-QM Loans

California has 1.4+ million 1099 contractors and independent workers. Most qualify for far less mortgage than their actual 1099 income supports because conventional underwriting uses tax returns. A 1099-only mortgage underwrites to your real 1099s instead, using 90% of gross 1099 income as qualifying. Rates 6.25-7.25%, max LTV 85%, FICO 660+, loans up to $4M in California. Best for real estate agents, gig drivers, consultants, healthcare locums, and entertainment professionals.

Pink piggy bank in front of a two-story brick home, representing home equity savings

Mortgage Market Movement: Week of June 5, 2026

Buying a Home, News

May nonfarm payrolls came in at 172,000 against an 80,000-85,000 consensus, sending the 10-year Treasury yield to 4.53% and pushing mortgage rates back toward the week’s high. MND retail 30-year settled near 6.52%; OnPoint wholesale at 5.62% — a 90 basis-point spread worth approximately $435 per month on a $750,000 California purchase. Next week’s CPI (June 10) and the FOMC meeting (June 16-17) are the next major rate-moving events.

California self-employed small business owner outside her café — the kind of borrower a bank statement loan is designed for

Bank Statement Loans in California: How 12-Month and 24-Month Programs Actually Work in 2026

Buying a Home, News, Non-QM Loans

About 20% of California’s workforce earns income that doesn’t fit on a W-2. Most qualify for substantially less mortgage than their actual cash flow supports because conventional underwriting calculates income from tax returns. Bank statement loans underwrite to your real bank deposits instead — qualifying you for roughly 2-4x more house. A California broker’s guide to how 12-month and 24-month programs actually work in 2026, with the 50% expense-factor math, typical rates 6.25-7.50%, and how to structure deposits to maximize qualifying income.