By Mike Basti, President and Mortgage Broker · NMLS #322904You can get a mortgage without a W-2 in California using self-employed programs: bank-statement, P&L, 1099, or asset-based loans. These qualify you on deposits, a CPA statement, 1099 income, or assets — no W-2 or tax returns required on most.
Why no W-2 isn't a problem
W-2s prove employee wages. Self-employed borrowers, contractors, and business owners simply document income a different way — and non-QM programs are built exactly for that.
Your options without a W-2
- Bank statement — qualify on deposits.
- 1099 — qualify on 1099 income.
- P&L — qualify on a CPA statement.
- Asset depletion — qualify on assets.
What you'll need
Proof of self-employment or 1099 work, a mid-600s+ score, 10–20% down, and the income documents for your chosen program. See how to get a mortgage when self-employed.
Compare the no-W-2 programs
| Program | What replaces the W-2 | Best for |
|---|---|---|
| Bank statement | 12 or 24 months of personal or business statements | Business owners with strong deposits |
| 1099-only | 1 or 2 years of 1099 forms | Contractors and gig workers |
| CPA-prepared P&L | A profit-and-loss statement from your CPA or tax preparer | Owners whose returns show heavy write-offs |
| Asset depletion | Liquid assets divided over a set number of months | Retirees and investors with savings |
| DSCR | The rental property’s rent | Real estate investors |
A worked example
Say your business bank statements show average deposits of $30,000 a month. Using a typical 50% expense factor, the lender counts about $15,000 a month as income. With a CPA letter showing lower actual expenses, some lenders will use a smaller factor and count more income. The same borrower’s tax returns might show only $6,000 a month after write-offs, which is why these programs exist. Try it in our bank statement calculator.
Key guidelines
Our non-QM programs generally start at a 640 credit score, lend up to $3 million ($5 million by exception), and usually need 10–20% down on a purchase. We compare 20+ lenders to find the one that counts the most of your income. Rates change daily, so call 949-379-5320 for a real quote.
Frequently asked questions
Can I get a mortgage without a W-2?
Yes — bank-statement, 1099, P&L, and asset-based programs qualify self-employed and contractor borrowers without W-2s.
What do I use instead of a W-2?
Bank deposits, 1099s, a CPA-prepared P&L, or liquid assets, depending on the program that counts the most of your income.
Is a no-W-2 mortgage more expensive?
Shopping multiple lenders matters; as of October 2026, these non-QM loans have often priced competitively for many of our clients.
Can a 1099 contractor get a mortgage without a W-2?
Yes. 1099-only programs qualify contractors using one or two years of 1099 forms, usually without tax returns.
What credit score do I need for a no-W-2 mortgage?
Our non-QM programs generally start at a 640 credit score. Higher scores and larger down payments get better pricing.