Mark Jost, Mortgage Broker Lender NMLS #150914

04/29/2026

Not every borrower fits inside a W2 box.
Some have built real wealth… just not in the form of “monthly income.”
That’s where Asset Qualifier mortgages come in.
No employment.
No income verification.
No tax return analysis.
Just assets.
If your client has substantial reserves—cash, investments, retirement funds—we can structure a loan based on what they have, not what they report.
🔹 Ideal for retirees
🔹 Business owners with variable income
🔹 High-net-worth borrowers between ventures
🔹 Clients living off investments
Instead of asking, “What do you make?”
We ask, “What do you have?”
And for the right borrower, that changes everything.
If you’re working with clients who look strong on paper everywhere except their tax returns, this is a solution worth knowing.

04/21/2026

Traditional lending is built around one thing: debt-to-income ratio.
If the numbers don’t line up on paper, the deal dies—regardless of the bigger picture.
That’s where No Ratio Loans change the game.
No income calculation.
No DTI requirement.
No tax return limitations.
Instead, approval is based on what actually matters:
✔ Credit strength
✔ Down payment
✔ Assets & reserves
This isn’t just for one type of borrower. It works for:
• Self-employed borrowers with heavy write-offs
• High-net-worth clients with strong assets
• Commission-based or variable income earners
• Borrowers between jobs or with non-traditional income
If the story makes sense but the numbers don’t fit the box, there’s still a path forward.
The deal isn’t dead… it just needs a different lane.

04/14/2026

Self-Employed? There are a lot of qualified borrowers getting turned away simply because their tax strategy doesn’t fit conventional residential lending guidelines.
If you are self-employed and being told “no”…
it might just mean you’re talking to the wrong lender.
Self-employed business owner. Strong revenue. Healthy cash flow.
But after aggressive tax write-offs, their reported income showed a 52% Debt to Income Ratio—too high for conventional financing.
Deal declined.
But here’s what the file actually showed:
✔ Consistent monthly deposits
✔ Growing business revenue year over year
✔ Strong credit (720 FICO)
✔ Significant reserves in the bank
The solution? Bank Statement Loan.
Instead of relying on tax returns, we used 12 months of business bank statements to calculate real income.
After applying a reasonable expense factor, their qualifying income increased significantly…
…and their DTI dropped to 43%.
Approved.
🏡 Loan Details:
• $875,000 purchase
• 80% LTV
• No tax returns required
• Closed in 24 days
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04/10/2026

Gig income is real income. The problem? Traditional lending doesn’t treat it that way.

Rideshare drivers. Freelancers. Contract workers. Delivery pros.
They’re earning consistently… but when it comes to qualifying for a mortgage, tax write-offs can make their income look far smaller than it actually is.

That’s where Bank Statement Loans change the game.

Instead of relying on tax returns, we qualify borrowers based on actual deposits hitting their accounts.

Here’s how it works:
• 12–24 months of bank statements used to calculate income
• Personal or business accounts accepted
• No tax return income required
• Flexible expense factors based on business type
• Designed specifically for self-employed & gig workers

If your client has strong cash flow but “low” taxable income, this is the solution conventional lending misses.

Real income. Real opportunity. Real approvals.

03/26/2026

Self- employed? Here is real scenario I see all the time:

✔ Successful business
✔ Strong monthly deposits
✔ Healthy credit
❌ Declined due to tax returns

Sound familiar?

Bank statement loans were built for this exact situation.

We shift the focus from what was written off… to what was actually earned.

That’s where deals get saved.

If you’ve got one like this sitting in your pipeline, don’t let it die there.

03/25/2026

Who actually benefits from bank statement loans in the Nashville area?

→ Business owners

→ Realtors & commission-based earners

→ 1099 borrowers

→ Freelancers & consultants - Gig employees

If income is inconsistent on paper but consistent in deposits…

This is where these deals get done.

Not every borrower fits inside agency guidelines.

That doesn’t mean they don’t qualify.

03/24/2026

Self-Employed and having trouble being Qualified for a Home Loan? The problem isn’t the borrower. It’s the way they are qualified.
Most self-employed borrowers aren’t “low income.”
They’re just tax-efficient.
Traditional lending penalizes that.
Bank statement programs don’t.
We qualify based on cash flow — not just tax returns.
If you’ve got a borrower who makes money but can’t prove it the “traditional” way…
There’s another path.
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03/23/2026

Tennessee Business Owners & Gig Employees. Have you been declined for a home loan? Look closer.
Strong business?
Strong deposits?
Weak tax returns. 🤔
That’s the story I see every week.
Bank statement loans allow us to qualify borrowers using 12–24 months of real deposits instead of what’s written off on paper.
If the income is there… we can often make the deal work.
Have a scenario like this? Let’s take a look.
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03/20/2026

$1M+ Nashville Condotel Purchase. Strong borrower. Declined.
Not because of credit. Not because of income. Because of the property type.
Condotel.
Most jumbo and conventional lenders won’t touch it.
Too many restrictions. Too many overlays.
So the buyer hit a wall.
We stepped in and rebuilt the deal from scratch.
✔️ Structured with a high-balance Non- QM solution
✔️ Positioned borrower strength beyond tax return limitations
✔️ Navigated condotel-specific guidelines others avoid
And we delivered. Clear to close on a deal that “couldn’t be done.”
At this level, it’s not about finding a lender.
It’s about finding the right strategy.
Because the difference between a declined deal and a funded one…
is almost always how it’s structured.
📩 If you’re working with high-end buyers hitting financing walls, let’s solve it.
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03/19/2026

Jumbo Deal Saved Without Tax Returns in Nashville

Scenario:
Self-employed borrower purchasing a primary residence
• Loan Amount: $2.0M
• 85% LTV
• 700 FICO

On paper, this deal was dead.
Tax returns showed a 59% Debt to Income ratio— well above traditional jumbo guidelines.

The Problem:
Strong business owner… but aggressive write-offs made income look too low.

The Solution:
We pivoted to a Business Bank Statement Loan using 12 months of deposits.

Instead of relying on taxable income, we qualified the borrower based on real cash flow.

The Result:
DTI dropped to 49%
Loan approved
Home secured

This is the reality of today’s market:
Tax returns don’t always tell the full story.

If your client is self-employed and getting declined on jumbo…
there’s usually a better way to structure it.

Let’s find it.

03/17/2026

Some Nashville lenders are declining deals they shouldn’t.
Self-employed borrower. Strong income. Solid assets.
Declined… because of tax returns.
Here’s the truth:
Traditional lending doesn’t work for everyone.
In Nashville, more buyers are qualifying with:
• Bank statement loans
• 1099 income programs
• DSCR loans for investors
If the deal makes sense, there’s usually a way to structure it.
📍 See why clients call us a top Nashville mortgage broker:

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