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Updated September 2026
W-2 to 1099
New 1099. No history requirement. Up to 90% LTV.
You left a W-2 and the tax return is not ready to help. This program does not require a minimum 1099 history and does not haircut you with an expense factor. Leverage screens up to 90%. Full documentation is required. It is built for borrowers without business expenses, not for a heavy write-off return. 90% is the guideline, not a promise. If you have real expenses, say so. We will put you on a bank-statement or DSCR file instead of forcing this one.
The screen
| W-2 to 1099 | Guideline |
|---|---|
| 1099 history | No minimum |
| Expense factor | None |
| LTV | Up to 90% |
| Docs | Full documentation |
| Who it is for | Borrowers without business expenses |
What we fund
- New contractors and consultants
- Borrowers whose old W-2 is the real income story
- Purchases that need leverage a DSCR file will not give
What we still need. Short list.
- Full docs, not a no-doc shortcut
- Income that is not buried in expenses
- A property that fits 90% only if the file does
Questions
I have a lot of write-offs. Is this still my program?
Probably not. This is for borrowers without business expenses. Bank statements or DSCR may fit better.
Is 90% LTV for investors?
Up to 90% is the published screen. Occupancy and the full file decide if you get it.
Do you still text instead of call?
Yes. Qualify the file. We text. We do not call.
Related
These are the guidelines we screen. They are not a promise that your file hits the maximum. Credit-event seasoning, occupancy, and property condition still have to be confirmed. Not a commitment to lend. We text. We do not call.