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Not your average mortgage options.

Loans That Think Outside the Box.

Whether you’re self-employed, a real estate investor, a foreign national, or just don’t fit the “W-2” box, Exception Lending offers flexible financing that meets you where you are.

These specialty loans, aka NonQM loans, use different qualification methods so you can maximize your borrowing power, whether you're looking to purchase or refinance.

From rental income loans to bank statement and asset-based solutions, we’re here to make sure smart, strategic borrowers can get approved for the highest amounts desired—no matter how unconventional the path.

Surprisingly, rates are often close to, or only slightly higher than, full documentation conventional or jumbo loan rates.

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DSCR Loans – Rental Cash Flow Financing

Buy or refinance rental property with no personal income.

  • Non owner occupied properties only

  • 30 or 40 year terms, interest-only available

  • Eligible for SFRs, condos, and multi-unit residential or mixed-use properties

  • First time investors allowed
  • All personal income and liabilities are disregarded.
  • Carrying high student loans, credit card debt or car payments? That won't affect your borrowing power.
  • No tax returns needed.

  • Qualify using 100% of current rents, or market rents on vacant units

  • Short term rental income OK with 12 month history
  • Negative cash flow allowed on 1-4 unit buildings, with adequate reserves. Use cash out to meet reserve requirements
  • Stack with asset-based income to increase borrowing power or lower rate
  • Closing in entity OK
  • Best for: Investors looking for maximum purchasing power, long-term financing, and lowest documentation requirements. 
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Bank Statement Loans – Deposits as Income

Use 12 months of deposits to show what you're earning

  • Qualify using personal or business bank statements

  • Income based on monthly deposits, not tax returns

  • Up to 80% of business deposits, or 100% of transfers to personal account

  • Can be combined with W-2 or other traditional income

  • Best for: Self-employed borrowers or business owners who need to show more income than tax returns reflect

Asset Depletion Loans – Turn Wealth Into Income

Leverage existing assets without selling them.

  • Use eligible bank, brokerage, or retirement assets to qualify, without pledging or withdrawal
  • Crypto can also be used to qualify, if liquidated and moved to a bank or brokerage account prior to closing.
  • Divide eligible asset value by as few as 60 months to create "virtual income" ($600,000 = $10,000 month of virtual income)
  • Combine with other income sources for added flexibility
  • Avoid capital gains or losses, and retain market opportunity, by leveraging instead of liquidating assets
  • Strategic financial planning tool: borrowing costs are often lower than long-term market appreciation on assets
  • Combine with IRA distributions
  • Great alternative to typical full-doc prime jumbo loans
  • Best for: High net worth borrowers looking to maximize borrowing power, retirees, savvy investors who prefer leverage to liquidation, or entrepreneurs with low documented income
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ITIN Loans – For Foreign Nationals

No Social Security number? No problem.

  • Use an ITIN (Individual Taxpayer Identification Number)

  • No U.S. income or SSN required

  • Finance U.S. properties from abroad

  • Best for: Foreign nationals investing in U.S. real estate