Think You Can’t Buy Because You’re Self-Employed? Read This First.

If you’re self-employed and trying to buy a home, you’ve probably heard some version of:

“You’ll need two years of tax returns, perfect credit, and a spreadsheet from God.”

Not exactly helpful. And not always true.

Here’s what actually matters when it comes to getting a VA loan (or any loan) as a self-employed buyer:

You absolutely can buy. You just need the right setup and a lender who understands how to make the numbers work.

Here’s What We Look At

• Two years of filed tax returns (but there are exceptions, ask me)
• Consistent income, even if it varies
• Add-backs like depreciation or business expenses can often be counted
• Credit, debt, and reserves matter just like any other borrower
• Some programs will allow us to use bank statements to qualify in lieu of tax returns

Where It Goes Sideways

Most banks and call center lenders don’t want to deal with anything that’s not cookie-cutter. They see “self-employed” and assume “high risk.” That’s lazy lending and it leaves a lot of qualified buyers stuck renting.

What Makes VA Loans Different

If you're a veteran or active duty and have VA entitlement, the loan itself can be much more forgiving than conventional when it comes to credit score and debt ratios. The key is documenting your income properly and getting it to someone who knows how to present it to underwriting.

Here’s the Truth

I’ve helped business owners, freelancers, and gig workers buy homes using their real income, even when other lenders told them no. If you're self-employed, it doesn't mean you're out of the game. It just means you need a lender who isn’t afraid of your tax returns.

Contact me to get started or schedule a quick consult. I’ll tell you exactly what’s doable and what’s not, without wasting your time.