Self-employed mortgage solutions in Charleston

We Understand Complex Income. Not Just W-2 Borrowers.

If you're self-employed, a business owner, freelancer, or 1099 worker, you've likely been told qualifying for a mortgage is complicated. We specialize in exactly that — and we have the loan programs to prove it.

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The Traditional Mortgage System Wasn't Built for You. Ours Is.

Most banks and retail lenders are built around W-2 employees with predictable, easy-to-document income. If you're self-employed, your income looks different on paper — even when your cash flow is strong. That mismatch causes unnecessary denials, delays, and frustration.

Leeward Point Mortgage works with wholesale lenders who specialize in self-employed borrowers. We know how to read your financials, structure your application correctly, and match you with the right loan program — so your income works for you, not against you.

We Work With Every Type of Self-Employed Borrower

Business Owners & Entrepreneurs

Own an LLC, S-Corp, or sole proprietorship? We work with lenders who understand business income, write-offs, and how to qualify you based on what you actually earn — not just what your tax return shows.

Freelancers & Independent Contractors

Variable income and 1099s don't have to be a barrier. We use bank statement programs and Non-QM options that reflect your real cash flow, not just your adjusted gross income.

Real Estate Investors with Complex Income

Multiple properties, depreciation, and pass-through income can make your tax returns look lean. We have DSCR and Non-QM options that qualify on property cash flow or bank deposits instead.

1099 Workers

Whether you're a consultant, gig worker, or contract professional, we structure your application around your actual income history — not a rigid W-2 requirement.

Loan Programs for Self-Employed Borrowers

We offer multiple paths to qualification — so you're not forced into a one-size-fits-all box.

Bank Statement Loans

Non-QM Loans

Flexible Qualification

Non-Qualified Mortgage loans are designed for borrowers who don't fit conventional guidelines. Asset depletion, 1099-only income, and other alternative documentation methods are all on the table.

Alternative income documentation accepted
Asset depletion qualification available
1099-only income programs
Competitive rates for strong credit profiles

Conventional Loans (Full Doc)

Best Rates When You Qualify

If your tax returns show sufficient qualifying income, conventional loans offer the most competitive rates and terms. We'll review your returns upfront to determine if this path works for you.

Lowest rates for qualified borrowers
Two years of self-employment income required
Fannie Mae and Freddie Mac guidelines
Down payment from 5% for primary residences

Jumbo Loans

For High-Value Properties

Purchasing a higher-value home in Charleston? Jumbo lenders often have more flexible underwriting for self-employed borrowers with strong assets and cash flow — even when income documentation is complex.

Loan amounts above $806,500
Flexible underwriting for complex income
Bank statement and full-doc options available
Competitive rates for strong financial profiles

How Qualification Works for Self-Employed Borrowers

The process is straightforward when you work with a broker who knows what lenders actually need.

Review Your Income Picture

We start by understanding how your income is structured — business type, how you pay yourself, and what your bank statements and tax returns show. This tells us which loan programs are the best fit.

Match You to the Right Program

Based on your income documentation, credit profile, and property goals, we identify the loan programs where you qualify — and present your options with honest rate and term comparisons.

Gather the Right Documents

We tell you exactly what you need upfront — no surprises mid-process. For bank statement loans, that's typically 12–24 months of statements. For full-doc conventional, two years of returns and a CPA letter.

Close with Confidence

We manage the process from application to closing, keeping you informed at every step. Our average closing time is under 18 days — even for self-employed borrowers with complex files.

What Documents Are Typically Required

Exact requirements vary by loan program. We'll give you a precise checklist after reviewing your situation.

Bank Statement Loans

12 or 24 months of personal or business bank statements
Government-issued ID
CPA or tax preparer letter (some lenders)
Business license or proof of self-employment
Most recent mortgage statement (if applicable)

Conventional / Full Doc

Two years of personal tax returns (all schedules)
Two years of business tax returns (if applicable)
Year-to-date profit & loss statement
CPA letter confirming business is active
Two months of bank statements

Why Self-Employed Borrowers Choose Leeward Point

We Specialize in Complex Income

Self-employed borrowers aren't an edge case for us — they're a core part of who we serve. We know the programs, the lenders, and how to structure your file for approval.

Access to Wholesale Lenders

As an independent broker, we work with multiple wholesale lenders who offer bank statement and Non-QM programs that retail banks simply don't have.

Upfront Honesty

We review your income picture before you apply — so you know your options, realistic rates, and what to expect before committing to anything.

Fast Closings

Complex income doesn't have to mean slow closings. We average under 18 days and manage the process so you can focus on your business.

Let's Find the Right Loan for Your Income Structure

Schedule a free consultation and we'll review your income, walk through your options, and identify the best path to qualification — at no cost and no obligation.

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