Case studies

How files like yours actually get financed.

Representative borrower scenarios across the situations we see most — heavy write-offs, rental cash flow, 1099 income, and more. Each shows the challenge, the documentation approach, and the outcome.

Built for business owners, 1099 contractors, and investors whose income doesn't fit a standard W-2 box.

About these scenarios

The case studies below are representative composites created for illustration. They are not specific clients, and they do not describe guaranteed results. Every file is different — outcomes depend on your full profile, the property, current lender guidelines, and a licensed loan officer’s review.

Bank statement loan

Restaurant owner with heavy write-offs

The challenge: A sole proprietor running two restaurants showed strong revenue but wrote down most of it through equipment, payroll, and operating deductions. Two banks declined because the adjusted income on the tax return looked too low to support the home she wanted.
The income-doc approach: Instead of tax returns, the file used 24 months of business bank deposits with a CPA-supported expense factor, so consistent cash flow — not write-off-reduced taxable income — established qualifying income.
The outcome: A bank statement loan qualified her on actual deposits. A licensed loan officer confirmed the deposit average and expense factor before the file moved to underwriting.

Explore Bank statement loans

DSCR loan

Investor adding a fourth rental

The challenge: A part-time landlord wanted to buy a fourth rental, but his personal DTI was already stretched by the mortgages on the first three. A traditional lender said the new payment pushed his ratios too high.
The income-doc approach: The new purchase was underwritten on the property itself. With projected rent comfortably above the full PITIA payment, the deal cleared on debt service coverage rather than the borrower’s personal income.
The outcome: A DSCR loan let the property carry the loan on its own cash flow. His personal returns stayed out of the qualifying math entirely.

Explore DSCR loans

1099 loan

1099 sales contractor with rising income

The challenge: An independent medical-device rep earned strong 1099 income that had grown sharply over two years, but Schedule C deductions cut the figure a conventional lender would count, and her two-year average understated her current earnings.
The income-doc approach: The file used her 1099 income directly, without the Schedule C reduction, and weighted the most recent, higher-earning period to reflect where her business actually was.
The outcome: A 1099 loan recognized her real earning power. A licensed loan officer reviewed the income trend before the file advanced.

Explore 1099 loans

Asset depletion

Startup founder, low salary and large portfolio

The challenge: A founder paid himself a modest salary while reinvesting in the company, but held a sizable liquid investment portfolio. On paper his earned income did not support the jumbo loan he needed for a high-cost market.
The income-doc approach: Qualifying income was calculated from his liquid assets using an asset-depletion method, converting the portfolio into a documented monthly income stream alongside his salary.
The outcome: An asset-depletion approach supported the loan amount without forcing him to liquidate investments or show a higher salary.

Explore Asset depletion loans

P&L loan

Agency partners qualifying on a P&L

The challenge: Two partners in a marketing agency had clean, profitable books, but their K-1 pass-through income and multiple add-backs made a conventional file slow and confusing for underwriters to interpret.
The income-doc approach: A CPA-prepared profit and loss statement served as the primary income document, giving underwriting a clear, professionally prepared picture without averaging bank deposits.
The outcome: A P&L loan let the business’s documented profitability speak for itself, and a licensed loan officer confirmed the P&L aligned with the K-1s before closing.

Explore P&L loans

Conventional loan

Dual-income household, one W-2 and one owner

The challenge: A couple combined a stable W-2 salary with a spouse’s self-employment income. They assumed they needed a specialty program, but were not sure whether the standard, lower-cost route was open to them.
The income-doc approach: The matcher flagged that the W-2 income plus a documentable share of the business income fit the agency box, so the file was placed as a conventional loan rather than a Non-QM program.
The outcome: A conventional loan delivered the lowest available cost for their profile. Matching to the standard program — not assuming Non-QM — saved them money.

Explore Conventional loans

See which scenario matches your file.

The 60-second check-in matches your income structure to the one to three programs where your file performs best. No credit pull, no tax returns, and a licensed loan officer reviews before anything formal moves.

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Related resources

Scenarios on this page are representative composites for illustration only, not specific clients, testimonials, or a promise of results. They are not a commitment to lend or an offer of specific loan terms. Actual eligibility, documentation, and outcomes depend on your full profile, property, current lender guidelines, and a licensed loan officer's review.

Sunrise Lending · Equal Housing Opportunity. Matching rules are written and reviewed by licensed mortgage professionals. All loan decisions are made by licensed mortgage professionals. Not a commitment to lend. Loan approval subject to underwriting guidelines. This is not financial advice.

Borrower scenarios