Most lenders start with the net income on your tax returns, usually averaged over the last two years. Then they add back certain expenses that weren't money out the door, like depreciation, depletion and business use of your home. If you own an S corp or a partnership, they combine the wages you pay yourself with your share of business income from your K-1, adjusted for the same kinds of items. If your returns still don't show the full picture, a bank statement loan uses your deposits instead.

Usually two years of personal tax returns with all schedules, two years of business tax returns if you file them (1120S, 1065 or 1120), your K-1s, a year-to-date profit and loss statement, recent personal and business bank statements, and a photo ID. Every lender and program is a little different. See the full self-employed checklist.

Yes, many self-employed people do. Lenders usually go by the net income on your tax returns, not your gross sales. Some expenses can be added back. And if your returns still don't show the full picture, a bank statement loan may be worth discussing.

You're not alone. Write-offs lower your tax bill, and they can lower the income a lender counts too. Let's look at what can be added back first. Don't change how you file just to qualify. Talk to your tax preparer before you make any changes.

Some expenses on your return aren't money that actually left your account, like depreciation. A lender may add those back to your income when figuring what you earn. See it on a sample Schedule C.

Most lenders want two years, shown on your tax returns. Less than that isn't always a dead end, especially if you did the same work before you went out on your own.

Many lenders treat 1099 income as self-employment income and look at your tax returns. Whether you qualify depends on your full picture and the lender's guidelines. Let's see which fits.

Usually the salary you pay yourself plus your share of the business income from your K-1, adjusted for certain items. How the business itself is doing matters too. This is where reading the returns closely pays off.

Every kind of home loan. Through Edge Home Finance, LLC, we work with many wholesale lenders: conventional and first-time buyer programs, jumbo, FHA, VA and USDA*, refinances and cash-out, investment and DSCR loans, home equity lines and loans, renovation and construction, reverse mortgages* and more. My specialty is self-employed borrowers. See all loan options.

*Edge Home Finance, LLC is a private mortgage broker and is not affiliated with, endorsed by, or acting on behalf of or at the direction of the U.S. Department of Veterans Affairs (VA), the Federal Housing Administration (FHA), the Department of Housing and Urban Development (HUD), or any other government agency.

The lender uses your bank deposits over a set period to figure your income, instead of your tax returns. It can help when write-offs make your returns look thin. Terms and requirements are different from a standard loan.

A loan for investment property where the lender looks mainly at whether the property's rent covers its costs. Your personal income matters less. Terms and requirements are different from a standard loan.

Not always. Low down payment options are available, and some buyers may qualify for down payment assistance. What fits depends on you and the property. Let's talk it through.

A pre-qualification is a quick look based on what you tell me. A pre-approval means your credit, income and assets have actually been reviewed. Sellers and agents take a pre-approval more seriously. Neither one is a final loan approval.

Not by email. When you're ready to apply, I'll send you a link to Edge Home Finance, LLC's secure application, where you upload documents. Please don't email tax returns, bank statements, or your Social Security number.

No. Just have your recent returns handy so we can go through them together. You don't send me anything until you apply.

Not on the first call. Credit is pulled once you decide to move forward and give your permission.

Start with the document checklists, or answer four questions in the readiness checker for a list built for your business.

No. I'm a Mortgage Loan Originator. Edge Home Finance, LLC is a mortgage broker, not a direct lender. That means I can look at programs from many wholesale lenders and match you to one that fits.

Yes. With your OK, I'm happy to get everyone on one call. Here's how I work with CPAs and realtors.

No. My work here is mortgages only. For tax questions, talk to your own tax preparer.

Edge Home Finance, LLC is licensed in 49 states and D.C. If you're outside Florida, Edge's Client Care Team can connect you with a licensed loan officer in your state.

Yes. Our team at Edge Home Finance, LLC works in 17 languages, including Spanish, Portuguese, Mandarin, Korean, Vietnamese, Hindi, French and Russian. Just ask when you reach out.

No. A call doesn't cost anything and doesn't commit you to anything.