Specialty Mortgage Programs

Specialty Mortgage Programs in WA StateSpecialty Mortgage Programs

Flexible Mortgage Solutions for Unique Financial Scenarios

Not every borrower fits neatly into traditional mortgage guidelines—and that’s okay.

Specialty mortgage programs are designed for buyers and homeowners whose income, assets, or financial structure don’t align with standard Conventional, FHA, VA, or USDA loan requirements. These programs offer flexibility, alternative documentation, and strategic options while still ensuring responsible lending.

If you’ve been told “no” before—or you’re self-employed, a business owner, or navigating a complex financial scenario—this page is for you.

Who Specialty Mortgage Programs Are Designed For

Specialty mortgage programs may be a good fit if you:

  • Are self-employed or a business owner
  • Receive income that doesn’t show well on tax returns
  • Own multiple properties or investment real estate
  • Need flexibility due to timing, assets, or cash flow
  • Have strong finances but don’t meet traditional underwriting rules

These programs focus on ability to repay, using alternative ways to document income and assets—often providing solutions where traditional loans fall short.

Types of Specialty Mortgage Programs

Below are some of the most common specialty programs available. Not every borrower will need these—but for the right scenario, they can be game-changers.

Self-Employed Mortgage Options

Designed around cash flow—not tax returns

For self-employed borrowers, qualifying based solely on tax returns can be misleading. Specialty programs allow lenders to review bank statements and deposits to better reflect real earning power.

Common options include:

  • Bank Statement Loans
  • Alternative income documentation programs

👉 Ideal for business owners, consultants, freelancers, and entrepreneurs.

Bank Statement Loans (Non-QM)

Bank statement loans allow eligible borrowers to qualify using 12–24 months of personal or business bank statements instead of tax returns.

Key features:

  • No tax returns required
  • Income based on actual deposits
  • Purchase and refinance options available
  • Non-QM (Non-Qualified Mortgage) program

This is one of the most popular specialty programs for self-employed borrowers with strong, consistent cash flow.

Doctor Loan Programs

Doctor loans are designed for medical professionals who may have high income potential but limited savings due to student loans or career timing.

Often available for:

  • Physicians (MD, DO)
  • Dentists
  • Veterinarians
  • Other qualifying medical professionals

These programs may offer low down payment options and flexible treatment of student loan debt.

Investor & DSCR Loans

For real estate investors, qualifying based on personal income isn’t always ideal.

DSCR (Debt Service Coverage Ratio) loans focus on the property’s rental income, not your personal tax returns.

Best for:

  • Rental property investors
  • Short-term and long-term rentals
  • Portfolio growth strategies

Bridge Loans

Bridge loans help homeowners buy a new home before selling their current one, using equity as leverage.

They can be especially helpful in competitive markets or when timing matters.

ADU / DADU & Renovation Financing

Some specialty programs support financing for:

  • Renovations and home improvements
  • Accessory Dwelling Units (ADUs / DADUs)
  • Multi-use properties

These options can be powerful tools for creating long-term value and affordability.

What Does “Non-QM” Mean?

Many specialty mortgage programs fall under the Non-QM (Non-Qualified Mortgage) category.

Non-QM does not mean risky or unverified lending.

It means:

  • Flexible underwriting guidelines
  • Alternative documentation methods
  • Loans tailored to real-world financial situations

All specialty loans still require:

  • Credit review
  • Asset verification
  • Appraisal
  • Demonstrated ability to repay

Choosing the Right Program Matters

Specialty mortgage programs are not one-size-fits-all. The right option depends on:

  • Income structure
  • Cash flow
  • Credit profile
  • Property type
  • Long-term goals

That’s why strategy matters just as much as the program itself.

Let’s Find the Right Fit

If your financial picture doesn’t fit neatly into a traditional mortgage box, there may still be excellent options available.

📌 Specialty mortgage programs are about solutions—not shortcuts.

If you’d like help reviewing your scenario or exploring which specialty mortgage options may work best for you, I’m happy to help.