Mortgage Options for Self-Employed, Investor and High-Balance Borrowers in Texas

Leahy Lending works with self-employed borrowers, business owners, real-estate investors and high-balance borrowers throughout Texas, including Austin and Dallas–Fort Worth. Which documentation and financing approaches may be relevant depends on the borrower, the property, the lender and the program. A scenario review can help identify which paths may fit a particular situation.

How Texas borrowers usually arrive here

Tax returns do not reflect what the business actually earns

Business owners who take every deduction available to them often find that the income shown on a return is lower than the cash actually moving through the business. The question is not whether self-employment is acceptable – it is which documentation a lender may be able to consider.

The property is an investment, not a home to live in

Financing a rental or an investment purchase is reviewed differently from financing a primary residence, and the rental income the property is expected to produce may form part of that review.

The loan amount is above conventional limits

Higher-balance purchases and refinances are underwritten against different guidelines, and the documentation and reserve expectations may differ from a conforming loan.

Documentation approaches that may be reviewed

These are approaches to documenting income, not separate mortgage products. Which may be relevant depends on the borrower, the property, the lender and the program.

Bank Statement review – considers deposits into personal or business accounts over a defined period, alongside business expenses and the rest of the file. Deposits are not automatically treated as income.
Asset Utilization – considers eligible assets as part of the income analysis for borrowers who hold substantial assets relative to documented income.
No Ratio – an approach in which a debt-to-income ratio is not calculated in the usual way. It is not the same as no income verification, and it does not mean a borrower’s finances go unreviewed.
1099 income – an income type rather than a documentation approach of its own, generally reviewed alongside the rest of the file.
Tax returns – still the right path for many self-employed borrowers, and the first thing a scenario review looks at.

Investment property is reviewed differently

A DSCR review focuses on the rental income a property is expected to produce in relation to its debt obligations, rather than primarily on the borrower’s personal employment income. DSCR mortgage options are generally used for investment property, not a primary residence. Documentation, property type, loan purpose and available terms depend on the borrower, lender and program.

Where Leahy Lending works

Leahy Lending serves borrowers throughout Texas, including Dallas–Fort Worth. Dallas–Fort Worth pages and conversion paths are part of Leahy Lending’s Texas-wide business; they do not represent a separate branch, office, location, or legal entity.

Leahy Lending, a DBA of Kyber Mortgage Corporation, has been serving Texas clients since 2002. Over $1 billion in loans funded reflects the company’s residential mortgage lending history.

Choose your market

A scenario review is a conversation, not an application. It is the step that identifies which documentation and financing approaches may be worth exploring.

Schedule an Austin consultation Start a Dallas–Fort Worth scenario review

Requirements vary by borrower, property, lender and program. This page is not a mortgage application, a credit decision, or a rate quote.