--- title: "Non-QM, Bank-Statement, and DSCR | Ondo Real Estate | Ondo RE" canonical: https://www.ondorealestate.com/learn/non-qm/ --- # Non-QM: bank-statement, DSCR, asset-depletion Different stacks when agency income calc does not match documentable cash flow. Not a secret cheaper conventional loan. [Home](/)[Learn](/learn/)Non-QMNon-QM means the loan is not a Qualified Mortgage under CFPB ability-to-repay rules in the same way agency QM loans are. Pricing, prepayment, reserves, and documentation differ. It is a product family, not a single form. Snapshot as of 2026-08. If an agency (Fannie, Freddie, FHA, VA, USDA) file can be documented, that path is usually cheaper and more standard. Non-QM is a conversation when agency income calc does not match documentable cash flow or when the property is an investment that the agency stack will not buy. Three Non-QM conversations as of 2026-08. Overlays differ by investor.Question[Bank-statement](/blog/bank-statement-loans-when-tax-returns-undercount-income/)[DSCR](/blog/dscr-vs-full-doc-rental-loan/)[Asset-depletion](/blog/asset-depletion-qualifying-non-qm/) What is typically used to qualifyBank-statement programs underwrite from deposits (often 12 or 24 months), typically when tax returns undercount cash flow after write-offs. They still have credit, assets, and property rules. They are not pre-2008 stated income.DSCR (debt-service coverage) programs typically qualify on the property’s rent versus the proposed payment, not on the borrower’s personal DTI. Occupancy is usually investment. Personal income can still be in the file for other tests.Asset-depletion / asset-based qualifying treats eligible liquid assets as a source of qualifying income under a written formula (not “you have cash, so you are approved”). Overlays on which accounts count, seasoning, and haircuts apply. This is not a jumbo conventional shortcut you can assume. Who it is usually forSelf-employed borrowers whose tax returns undercount cash flow after write-offs.Investors who want the property’s rent to carry the payment. Occupancy is usually investment.Borrowers with substantial eligible liquid assets and thinner documented employment income. Pricing, prepayment penalties, and reserve requirements are typically less standard than agency QM. This table is not a menu you can order from a blog. ## Guides that already exist on this site - [Bank-statement loans when tax returns undercount income](/blog/bank-statement-loans-when-tax-returns-undercount-income/) - [I just went 1099 last month](/blog/just-went-1099-last-month/) — new 1099 income is usually not yet an agency average, and it is not automatically a bank-statement file either. - [K-1 income: what usually counts](/blog/k-1-income-what-usually-counts/) — agency K-1 calc vs a Non-QM conversation when the return does not match cash. - [Asset-depletion qualifying: retirement and investment assets](/blog/asset-depletion-qualifying-non-qm/) — a written formula on eligible assets, not a brokerage screenshot. Agency and Non-QM paths differ. - [DSCR vs full-doc rental loan](/blog/dscr-vs-full-doc-rental-loan/) — property qualifies vs borrower qualifies. Occupancy still has to match use. - [ITIN / non-U.S. citizen documentation](/blog/itin-non-us-citizen-mortgage-documentation/) — legal eligibility and document categories, not a national-origin preference. - [DSCR calculator](/calculators/dscr/) — illustration of rent vs payment, not an approval. - [Investment financing hub](/learn/investment/) — occupancy, cash-out to a rental, FHA house-hack. ## Start with agency if the docs support it Two years of returns, a 1099 stack, or a W-2 average still belongs on [variable income](/learn/variable-income/) and [loan programs](/loans/) first. Non-QM is the branch when those paths cannot see the cash flow you can document. ## Common questions ### Is Non-QM the same as a bank-statement loan? ### If I have large brokerage or retirement assets, is that a bank-statement loan? ## Guides in this cluster [Asset-Depletion Qualifying: Retirement and Investment Assets Eligible assets can be treated as qualifying income under a written formula. Agency and Non-QM paths differ. Not “cash means approved.”](/blog/asset-depletion-qualifying-non-qm/)[Bank-Statement Loans When Tax Returns Undercount Income When write-offs make tax returns a poor picture of cash flow, some Non-QM bank-statement programs look at deposits instead. Who they are for, what they cost, and what they are not.](/blog/bank-statement-loans-when-tax-returns-undercount-income/)[DSCR vs Full-Doc Rental Loan DSCR qualifies on the property’s rent versus the payment. Full-doc qualifies the borrower. Occupancy, documents, and pricing differ. Not a quote.](/blog/dscr-vs-full-doc-rental-loan/)[ITIN / Non-U.S. Citizen Mortgage Documentation What lenders typically document for ITIN and lawful-presence files. Citizenship is a legal eligibility topic, not a national-origin preference. Educational only.](/blog/itin-non-us-citizen-mortgage-documentation/)[I Just Went 1099 Last Month A brand-new 1099 job is usually not yet a qualifying average. What still counts from W-2 history, when a one-year overlay even enters the chat, and what to do next.](/blog/just-went-1099-last-month/)[K-1 Income: What Usually Counts Partnership and S-corp K-1 income is taken from the form and matching returns, not from distributions alone. What underwriters typically count, limit, or exclude.](/blog/k-1-income-what-usually-counts/) ## Non-QM is a conversation, not a form Pricing and overlays are investor-specific. Bring statements or a rent roll as illustrations, not as a demand for a product. [Ask about Non-QM options](/contact/)[DSCR calculator](/calculators/dscr/) Loan information is provided by Ondo Real Estate (NMLS ID on file). This is not a commitment to lend, a loan approval, or an offer of credit. Rates, terms, and payments shown are estimates for illustration only, are not a quote, and are subject to credit approval, underwriting, and market conditions. You are not required to use Ondo for financing to buy or sell with Ondo. Equal Housing Lender. Program rules, fees, and county loan limits change. Confirm the current published schedule and lender overlays. Nothing here is a quote, a lock, or a credit decision. [Licensing and disclosures](/licensing/)