Non-QM Mortgages — Full Doc + Alt Doc
Total Quality Lending offers Prime Time non-QM mortgages in 43 states. Seven income-documentation paths — Standard Doc plus six alt-doc options — for primary residence, second home, and investment properties. Loans from $150K to $4M, credit scores from 620, up to 90% LTV.
Prime Time is built for borrowers whose income doesn’t fit a traditional W-2 box: self-employed, business owners, 1099 contractors, retirees, and high-net-worth individuals. Seven documentation paths mean we can probably qualify you the way your income actually flows.
One program, seven income documentation paths. Pick the path that fits your situation, or talk to us — we’ll recommend the path that gets you the highest LTV at the best terms.
Standard column · up to 90% LTV
The traditional full-doc path: paystubs and W-2s for wage earners, or 1–2 years of personal and business tax returns for self-employed borrowers. Also accepts AUS findings (Fannie Mae DU Approve/Eligible or Freddie Mac LPA Accept/Eligible).
Standard column · up to 90% LTV
Qualify on the eligible deposits from 12 or 24 months of personal bank statements — ideal for self-employed borrowers whose tax returns don't reflect true cash flow.
Standard column · up to 90% LTV
Qualify on 12 or 24 months of business bank statements using one of three expense-ratio methods. Built for entrepreneurs and S-corp owners.
Alt column · up to 80% LTV
Qualify on a CPA/EA/CTEC/Tax-Attorney-prepared 12- or 24-month Profit & Loss statement — no bank statements required. Built for established self-employed borrowers with consistent business books.
Alt column · up to 80% LTV
Qualify with a single FNMA Form 1005 (Written VOE) from the employer plus two months of personal bank statements showing the payroll deposits. Built for W-2 borrowers with non-traditional pay structures.
Standard column · up to 90% LTV
Qualify on 1 or 2 years of 1099 income — ideal for independent contractors, gig workers, and commission-only earners who don't take traditional W-2 wages.
Alt column · up to 80% LTV
Qualify on liquid assets divided by 84 (months) to produce a monthly income stream — perfect for retirees, high-net-worth borrowers, and asset-rich/income-light W-2 earners.
Full Prime Time program available with no high-cost overlay — up to 90% LTV and loans to $4M.
In CT, FL, IL, NJ, and NY the Prime Time state overlay limits the maximum LTV to 85% for purchase and 80% for refinance, with a maximum loan of $2M.
Prime Time covers full-doc and 6 alt-doc paths for primary, second home, and investment. If you’re strictly investor-focused, explore the DSCR programs.
Investor loans that qualify on the property's rental cash flow. Up to 80% LTV, FICO from 640, loans to $3.5M.
Investment property loans for non-U.S. citizens. Up to 75% LTV, 680+ credit or No Credit Score, loans to $1.5M.
Larger residential and mixed-use multifamily. Up to 75% LTV, loans $400K–$2M for experienced investors.
Tell us how you earn and we’ll match you with the doc path that delivers the highest LTV at the best terms.