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Buy a home

How business owners buy a home

From the first-time buyer who pays themselves a small W-2 to the portfolio investor on their fourth rental — every purchase loan we offer is in here. Conventional, FHA, VA, jumbo, and the Non-QM specialty programs banks don't talk about.

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Who this is for

  • First-time buyers who are self-employed and don't think they'll qualify
  • Business owners moving up after years of "the bank said no"
  • Real estate investors buying their first or fiftieth rental
  • Founders cashing out RSUs to put down on a first home
  • Couples where one spouse is W-2 and the other runs an LLC
  • Anyone who's been told "we can't count your business income"

Common loans for this journey

How Sunrise helps

  1. 1

    Tell us how you earn

    Our 5-question matcher starts with income structure — W-2, business owner, 1099, investor, or a mix. No tax returns, no credit pull at this stage.

  2. 2

    We read the file, not the box

    A licensed Sunrise loan officer reviews your bank statements, K-1s, or P&L to calculate qualifying income the way each program actually works — not the way your conventional lender tried.

  3. 3

    You see your best-fit options

    We surface the 1–3 programs where your file performs best, with realistic rate ranges and down payment requirements — before you've pulled credit or paid a dime.

  4. 4

    Pre-approval and the offer

    Once you're ready, we issue a pre-approval letter and stay with your file from contract to close. One team, one point of contact, start to finish.

Real scenarios

The owner who "didn't qualify"

A restaurant owner in her fifth year of business — steady 24-month bank statements showing $18K/month in deposits — was told by two banks she didn't make enough. We qualified her on a bank statement program at $1.4M. She closed in 32 days.

The real estate investor scaling up

A residential landlord with four existing rentals wanted to add a fifth. His personal tax returns showed minimal income after depreciation. A DSCR loan qualified entirely on the projected rental income of the new property — his personal returns stayed out of it entirely.

The W-2/LLC couple

One spouse was a salaried engineer; the other ran a consulting LLC and took most income as distributions. A conventional loan couldn't count the LLC income at qualifying levels. We combined a standard W-2 qualification for one borrower with a bank statement analysis for the other and placed the full loan conventionally.

Scenarios are illustrative composites. Actual results vary by borrower, property, and market conditions.

Frequently asked questions

Can I get a mortgage if I'm self-employed?
Yes — but the qualification method depends on how your income is structured. Business owners typically qualify using 12–24 months of bank statements, a CPA-prepared P&L, or 1099 income averaging rather than W-2 or tax-return income. We specialize in exactly these qualification paths.
Do I need two years of self-employment history?
Most bank statement programs require 12–24 months of self-employment history, not necessarily two full tax years. Some P&L programs go as low as 12 months. We'll assess your specific timeline and recommend the program where your file is strongest.
How much can I put down as a self-employed buyer?
Down payment requirements vary by program. Bank statement loans typically start at 10–20% down. DSCR investment loans commonly require 20–25% down. FHA starts at 3.5% for eligible borrowers. Conventional can go as low as 5% with strong credit. We'll match you to the program with the most favorable requirements for your situation.
Will my business write-offs kill my qualification?
On a conventional loan using tax returns, large deductions can reduce your qualifying income significantly. Bank statement and P&L programs bypass this: they qualify on actual deposits or a CPA-certified profit number, not net income after write-offs. This is exactly why these programs exist.
How fast can I get pre-approved?
For most purchase pre-approvals, we can issue a pre-approval letter within 1–2 business days of receiving your bank statements (or other income documentation). More complex files — foreign national, asset depletion, or large multi-entity structures — may take 3–5 business days.
What if I own real estate and also run a business?
Investors who also run a business are common at Sunrise. We can structure the purchase on DSCR (no personal income needed for investment properties) or combine business-owner income qualification for a primary residence purchase. The programs don't conflict; they complement each other.
Can I buy in any state?
Our licensing varies by state. Use the loan path matcher to see availability in your market, or contact us directly. We'll confirm where we're licensed and refer you to a qualified partner if needed.

Ready to find your loan path?

Answer 5 questions. A licensed Sunrise loan officer reviews your match and reaches out within one business day. No credit pull, no tax returns required at this stage.

Find my loan path

Tools and resources

Information on this page is for general educational purposes and is not a commitment to lend or an offer of specific loan terms. Loan availability, rates, and qualifying requirements vary by borrower profile, property type, and state. Licensed mortgage origination requires a formal application and underwriting review.

Sunrise Lending is a mortgage brokerage. Equal Housing Opportunity. Matching rules are written and reviewed by licensed mortgage professionals; loan decisions are made by licensed mortgage professionals.