Client PortalTalk to usSee my numbers

PROFESSIONS WE SERVE

Your income is not standard. Your mortgage should not be either.

A surgeon with a new contract, a contractor paid in deposits, a trucker on 1099 settlements and a landlord with eight doors are all told no by the same bank for the same reason: the guideline was written for a W-2. Fast Financial is a California mortgage broker that places each profession with the lender whose guideline reads your income the way it actually arrives.

See what I qualify forCall 877-687-FAST (3278)

How each profession gets qualified

ProfessionHow your income arrivesWhat we use
Physicians and dentistsNew contracts, residency-to-attending jumps, student debt that scares other lenders.Physician programs that count a signed contract as income, exclude deferred student loans, and allow low down payments on jumbo balances.
Attorneys and law-firm partnersK-1 draws, year-end bonuses, a switch from associate salary to partner distributions.Conventional and jumbo underwriting that averages K-1 income correctly, plus bank-statement options for solo practitioners.
Real estate investorsRents, not a paycheck. Sometimes ten properties, sometimes the first one.DSCR loans qualified on the property’s rent, portfolio and blanket loans, cash-out on rentals, and vesting in an LLC.
White-collar business ownersS-corp salary plus distributions, or a return that writes off everything it legally can.Bank-statement loans on 12 or 24 months of deposits, P&L-only programs, and asset-depletion when the balance sheet is stronger than the income.
Contractors and the tradesPlumbers, electricians, HVAC, landscapers, general contractors. Cash-heavy, seasonal, and often 1099.Bank-statement and 1099 programs that use gross deposits, with equipment and vehicle write-offs added back where the guidelines allow.
Truckers and owner-operators1099 settlements, per diem, and a truck payment that looks like a mortgage on paper.1099 and bank-statement loans that read the settlement statements, count per diem, and treat the truck as business debt.
Nurses, first responders and shift workersBase pay plus overtime, differentials, travel-nurse stipends, a second job.Conventional, FHA and VA underwriting that counts overtime and per diem history, and lenders that understand travel contracts.
Real estate agents, gig and commission earnersCommission checks, Uber and DoorDash deposits, seasonal swings.Two-year commission averaging done right, or a bank-statement loan when the 1099 total does not tell the story.

The programs behind the table

  • Bank-statement loans, 12 or 24 months of deposits
  • 1099 and P&L-only programs
  • Physician and professional programs on jumbo balances
  • DSCR and portfolio loans for rentals
  • Asset-depletion qualifying
  • Conventional, FHA and VA with overtime and per-diem history

Rental investors: see DSCR loans in California. Refinancing an existing loan: see refinance.

Common questions

I write off most of my income. Can I still get a mortgage?

Yes. Bank-statement, P&L-only and asset-depletion programs qualify you on deposits, profit or assets instead of the net figure on your tax return. That is the point of them.

Can I qualify on a job offer before I start?

For physicians and several other salaried professions, yes. Lenders will use a signed contract with a start date inside 60 to 90 days of closing.

Does 1099 or overtime income count?

It counts when there is a history. Two years is the standard, and some programs accept twelve months. We check which guideline fits your file before you apply anywhere.

Is a broker better than going to my bank for this?

For non-standard income, usually. A bank has one set of guidelines. Fast Financial brokers to many lenders and places your file with the one whose guideline reads your income the way it actually arrives.

Do you handle high-net-worth or public-figure situations?

Those go through Private Client, where discretion comes first: NDA on request, one point of contact, no public case studies.