Conventional lending wasn’t built for everyone. If you’re self-employed, write off a lot of income, own multiple properties, are buying from outside the U.S., or simply don’t fit inside an agency box, a “no” from a traditional bank doesn’t mean your deal can’t get done.
Abo Capital specializes in residential financing for one-to-four-unit properties that fall outside the conventional lane. We structure each loan around how you actually earn — or how the property performs — rather than a rigid checklist. Whether you’re buying a primary residence, a second home, building a rental portfolio, flipping for profit, or tapping equity you’ve already built, we have a program designed for it, with financing up to 90% of value and loan amounts up to $5 million.
Loans for self-employed & non-traditional income
Tax returns rarely tell the full story for business owners. These programs qualify you on real cash flow, assets, or a single verification — not a number depressed by write-offs.
- Bank Statement Loans — Qualify on 12 or 24 months of personal or business bank deposits. Up to 90% of value and loan amounts to $4 million.
- Non-QM Loans — Full documentation with an expanded, common-sense credit box: more room on debt-to-income, shorter credit-event seasoning, larger loans. Up to 90% LTV.
- 1099 & P&L Income Loans — For contractors and business owners who document income with 1099s or a CPA-prepared profit-and-loss statement.
- Asset Depletion Loans — Qualify on your liquid assets with no employment income required. Ideal for retirees and high-net-worth borrowers.
- WVOE Loans — Streamlined qualification for W-2 wage earners using a single written verification of employment.
- No-Doc Loans — No income documentation, no employment verification, and no debt-to-income ratio at all — qualification on credit, equity, and reserves.
Loans for real estate investors
Grow and reposition your portfolio with financing that looks at the property, not just you.
- DSCR Rental Loans — Qualify on the property’s rental cash flow alone, with no personal income documentation. Up to 85% of value, loans to $3 million and beyond, short-term-rental income accepted, no-ratio options, and entity closings. First-time investors welcome.
- Rental Property Refinance — Refinance or pull cash out of a rental without tax returns. Up to 80% LTV, big cash-out at lower leverage, a home-equity option on investment property, and short-term rentals accepted.
- Fix & Flip Loans — Funding for purchase and renovation up to 93% of cost and roughly 75% of after-repair value, with 6–24 month terms and rehab draws.
- Bridge Loans — Short-term, interest-only liquidity secured by residential property — first or second lien — to bridge a sale, refinance, or cash-flow gap.
Specialty residential programs
- Foreign National & ITIN Loans — Financing for non-resident investors and ITIN borrowers, up to roughly 75% of value, with no U.S. credit score required on qualifying programs.
- Jumbo Loans — High-balance financing up to $5 million, with select scenarios to around $10 million, using full-doc, bank statement, or asset-based income.
- Home Equity Loans — Access your equity without disturbing a low first-mortgage rate. A fixed closed-end second up to 90% combined loan-to-value, 10–30 year terms, including a DSCR second for investors.
- Construction Loans (One-Time Close) — Build or major-renovate your home with one approval and one closing, locked from groundbreaking through your permanent mortgage. Up to 90% loan-to-value, as little as 10% down, with bank-statement, P&L, and asset-based income options for the self-employed.
Not sure which program fits?
Start with how you’ll document the loan and what you’re buying:
- Self-employed buying a home? Bank Statement is the most popular path; 1099/P&L or No-Doc may fit depending on your records.
- Strong income but one credit wrinkle or a big loan? Non-QM full-doc.
- Asset-rich, income-light? Asset Depletion — or No-Doc to skip income entirely.
- Buying a rental to hold? DSCR. To renovate and sell? Fix & Flip. Need to bridge timing? Bridge.
- Buying from abroad or on an ITIN? Foreign National & ITIN.
- Above conforming limits? Jumbo. Already have a low first-mortgage rate and need cash? Home Equity.
Tell us your situation and we’ll point you to the program that qualifies you for the most — often more than one will work.
The Abo Capital difference
Abo Capital is led by Steve Abo, a Senior Loan Officer and Certified Divorce Lending Professional® specializing in non-QM and alternative lending. We work with self-employed professionals, real estate investors, and borrowers nationwide who need a lender that understands complex income and unconventional files.
Because we focus on these programs every day, we can usually tell you quickly whether a deal works — and how to structure it so it closes. You get straight answers, real options, and a process built around your situation rather than a one-size-fits-all underwriting grid.
What to expect
- Quick conversation about your goal, how you earn or how the property performs, and your timeline.
- A soft assessment of the programs that fit and the terms each supports.
- A clear document checklist tailored to your chosen path — no fishing expeditions.
- Manual, common-sense underwriting that weighs your full picture.
- Closing, with senior-level attention from start to finish.
Frequently asked questions
Can I get a mortgage if I’m self-employed and write off most of my income?
Yes. Our bank statement, 1099, P&L, asset, and no-doc programs qualify you on cash flow, assets, or credit and equity instead of taxable income.
Do you offer loans that don’t require income documentation?
Yes. DSCR loans qualify on a rental’s cash flow, asset depletion uses your assets, and no-doc loans require no income, employment, or DTI at all.
How much can I borrow?
Up to 90% of value on many programs, with loan amounts to $5 million on jumbo scenarios. Every quote is tailored to your deal.
Are these loans available for investment properties?
Yes. DSCR, fix-and-flip, bridge, and foreign national programs are designed for non-owner-occupied and business-purpose transactions.
Do you lend outside California?
Yes — we work with borrowers nationwide. Program availability can vary by state.
Will a recent credit event disqualify me?
Not necessarily. Non-QM guidelines allow shorter seasoning after a bankruptcy, foreclosure, or short sale than conventional loans.
Ready to move forward?
Tell us about your goals and we’ll match you to the right program — whether you’re buying your home or building a portfolio.
Prefer to talk it through first? Contact our team.
Abo Capital · Company NMLS #1763084 · Steve Abo NMLS #358799. Equal Housing Opportunity. All loan programs are subject to credit approval, property eligibility, and underwriting guidelines; terms, leverage, and program availability are illustrative maximums and subject to change without notice. This is not a commitment to lend. Rates quoted per transaction.