Non-QM Loans
Non-QM Loans for Real Estate Investors
Business-Purpose DSCR, Bridge, Hard Money, and Portfolio Loans — No Tax Returns. No Income Verification.
Looking for a Non-QM lender? You are in the right place — if you are buying, refinancing, or holding a non-owner-occupied investment property. New Century Lending is a direct private lender specializing in business-purpose Non-QM loans for real estate investors: DSCR, bridge, hard money, and portfolio loans. No tax returns. No W-2s. No income verification. Term sheet in minutes, close in five days.
Funded for Real Estate Investors
Non-QM Only — No Consumer Mortgages
Hard Money, Portfolio
Licensed in CA & FL
Non-Qualified
What is a
Non-QM Loan?
A Non-QM loan — short for Non-Qualified Mortgage — is any mortgage loan that does not meet the Qualified Mortgage (QM) standards established by the Consumer Financial Protection Bureau under the Dodd-Frank Act.
QM rules were written for traditional W-2 borrowers buying a primary residence. To be a Qualified Mortgage, a loan has to check specific boxes: borrower debt-to-income ratio under 43%, fully documented income (tax returns, W-2s, paystubs), no risky features like interest-only or balloon payments, term capped at 30 years, and points-and-fees capped at roughly 3% of the loan.
A Non-QM loan is a loan that does not meet one or more of those rules — typically because of how the borrower qualifies, not because the loan itself is risky or predatory. Non-QM loans serve borrowers and properties that QM rules were never designed for.
⚠️ Important — Who This Page Is For
We do not originate consumer Non-QM loans (bank statement loans for primary residences).
If you are a self-employed borrower looking for a bank statement loan, asset-depletion loan, or other Non-QM mortgage to buy or refinance the home you live in, that is a consumer-purpose loan and is not what we do. New Century Lending originates business-purpose Non-QM loans on non-owner-occupied investment property only. If you are a real estate investor — keep reading.
The Two Major Categories of Non-QM Loans
Consumer Non-QM — We Do Not Offer These
Consumer Non-QM loans are mortgages on a borrower's primary residence. Common types include:
- Bank statement loans
- Asset-depletion loans
- P&L only loans
- 1099 income loans
- Recent credit event loans
- ITIN loans
Business-Purpose Non-QM — This Is What We Do
Business-purpose Non-QM loans are loans on non-owner-occupied investment property. Common types include:
- DSCR loans
- Bridge loans
- Hard money loans
- Portfolio loans
- Commercial real estate loans
Non-QM vs Conventional Investor Loans
| Feature | Non-QM Loans | Conventional Loans |
|---|---|---|
| Income Documentation | None — qualified on property cash flow or value | 2 years tax returns, W-2s, paystubs |
| Debt-to-Income Limits | Not applied | 43% DTI cap |
| Property Type | Non-owner-occupied investment property | Primary, second home, or limited investment |
| Financed Properties | Unlimited | 10-property cap |
| Vesting | LLC, LP, corporation accepted | Individual only on most programs |
| Time to Close | 5–30 days | 30–60 days |
| Rate Range | Typically 1.0–3.0% above conventional | Lowest published rates |
| Best For | Real estate investors, self-employed, LLC borrowers | W-2 borrowers buying primary residences |
Who Our Non-QM Programs Are Built For
If any of these describe your situation, you are exactly who our Non-QM programs were built for.
- Self-employed investors whose tax returns understate actual income because of legitimate write-offs and depreciation
- LLC and LP borrowers holding rental property in entities for liability or estate-planning reasons
- Investors at the 10-property cap who cannot add more conforming loans
- Foreign nationals investing in U.S. rental property without U.S. tax history
- Short-term rental operators running Airbnb, Vrbo, or direct-booking properties
- Fix-and-flip and BRRRR investors who need fast acquisition financing followed by a stabilized refinance
- Cash-out refinancers tapping equity in existing investment property to fund the next acquisition
- Investors with recent credit events — bankruptcy, foreclosure, or short sale — who are otherwise strong operators
Non-QM Loan Frequently Asked Questions
What does Non-QM mean?
Non-QM stands for Non-Qualified Mortgage — a loan that does not meet the Qualified Mortgage standards set by the Consumer Financial Protection Bureau under the Dodd-Frank Act. Non-QM loans typically serve borrowers and property types that QM rules were not designed for, including self-employed borrowers, real estate investors, foreign nationals, and borrowers with recent credit events.
Are Non-QM loans risky?
Non-QM loans are not inherently risky. The Non-QM designation describes the borrower-qualification method, not the loan's underwriting quality. Most reputable Non-QM lenders, including New Century Lending, underwrite carefully and conservatively — often more carefully than conventional lenders, because the borrower profiles are non-standard.
Do you offer bank statement loans for primary residences?
No. We originate business-purpose Non-QM loans on non-owner-occupied investment property only. If you are looking for a bank statement loan to buy or refinance your primary residence, you will want to work with a consumer Non-QM lender.
Are DSCR loans Non-QM loans?
Yes. DSCR loans are technically Non-QM because the borrower qualifies on property cash flow rather than personal income. Because DSCR loans are written for business-purpose use on non-owner-occupied investment property, the consumer Non-QM regulations generally do not apply.
What is the difference between Non-QM and hard money?
Non-QM is a regulatory category — any loan that does not meet QM standards. Hard money is a lending style — asset-based underwriting that focuses on the property's value rather than the borrower's documentation. Most hard money loans on investment property are technically Non-QM business-purpose loans.
Do Non-QM loans require higher rates than conventional loans?
Generally yes — Non-QM loans typically price 1.0% to 3.0% above conventional rates, depending on the program, leverage, credit, and property type. The trade-off is access to financing that conventional underwriting cannot provide.
What credit score do I need for a Non-QM loan?
Credit requirements vary by program. Our DSCR programs start at 660 FICO; bridge and hard money programs start as low as 600 with rate adjustments. Best pricing is available at 720+ across all programs.
Can a Non-QM loan close in an LLC?
Yes — and on business-purpose Non-QM loans we strongly recommend it. We close DSCR, bridge, hard money, portfolio, and commercial loans in LLCs, LPs, and corporations as well as individually.
How fast can a Non-QM loan close?
Bridge and hard money loans typically close in 5–10 business days. DSCR loans close in 21–30 days from application. Portfolio loans take 30–45 days due to multiple property valuations. Commercial loans take 45–75 days.
Our Business-Purpose Non-QM Loan Programs
DSCR Loans
The flagship business-purpose Non-QM product. Qualify on the property's cash flow rather than your tax returns. Up to 80% LTV. 30-year fixed and ARM options. Vesting in LLC, LP, or individual name. No income verification at any stage of the process.
Explore DSCR Loans →Bridge & Fix-and-Flip Loans
Short-term Non-QM financing for acquisition and value-add projects. Up to 90% LTC plus 100% of rehab budget. Five-day close. Four-day construction draws. Built for investors who need to move at auction speed.
Explore Bridge & Fix-and-Flip Loans →Hard Money / Asset-Based Loans
The most flexible Non-QM product on offer. Pure asset-based underwriting — the property is the qualification. For time-sensitive deals, properties in transition, and borrowers with complex tax or credit situations who still know how to make money on a deal.
Explore Hard Money Loans →Portfolio Loans
Consolidate five or more rental properties into a single Non-QM loan. One closing, one payment, one set of conditions. Lower rates and fees than financing each property individually. Built for investors scaling past the conventional 10-property cap.
Explore Portfolio Loans →Commercial Real Estate Loans
Non-QM commercial financing on multifamily 5+, mixed-use, office, retail, and industrial property. Acquisition, refinance, and value-add structures available. Loan amounts from $250,000 to $25,000,000+.
Explore Commercial Real Estate Loans →Related Loan Programs
DSCR Loans
Our flagship Non-QM product for buy-and-hold investors. Qualify on the property's cash flow, not your tax returns. Up to 80% LTV, 30-year fixed and ARM options.
Explore DSCR Loans
Bridge & Fix-and-Flip Loans
Short-term Non-QM financing for acquisition and value-add projects. Up to 90% LTC plus 100% of rehab budget. Five-day close. Four-day construction draws.
Explore Bridge Loans
Hard Money Loans
The most flexible Non-QM product on offer. Pure asset-based underwriting for time-sensitive deals, properties in transition, and borrowers with complex situations.
Explore Hard Money Loans
Portfolio Loans
Consolidate five or more rental properties into a single Non-QM loan. One closing, one payment, one set of conditions. Lower rates and fees than financing each property individually. Built for investors scaling past the conventional 10-property cap.
Explore Portfolio Loans
Commercial Real Estate Loans
Non-QM commercial financing on multifamily 5+, mixed-use, office, retail, and industrial property. Acquisition, refinance, and value-add structures available. Loan amounts from $250,000 to $25,000,000+.
Ready to Close a Non-QM Investor Loan?
Get a real Non-QM term sheet in five minutes. No tax returns. No income verification. Direct lender, in-house underwriting, in-house funding.