Loan Programs — Business Owner

P&L & 1099 Loans

Your write-offs are a feature of your business — not a flaw in your loan application. P&L and 1099 programs qualify you on what you actually earn, not what your tax return shows.

Get a Free Quote See if this fits your situation →

Tax Returns Required

12–24

Month Avg. Income

CPA

Prepared P&L Accepted

Who It’s For

Is this your loan?

Every program is built for a specific borrower. Here’s where this one tends to be the right call.

The Aggressive Write-Off Business Owner

You run a profitable company but your AGI is suppressed by legitimate deductions — depreciation, vehicle, travel, home office. Bank statement or P&L programs let your actual cash flow speak for itself.

The 1099 Independent Contractor

You work for yourself — consultant, creative, freelancer, contractor. Your income is real and consistent across 1099s, but traditional lenders struggle with anything that isn’t a W-2. This program is built for you.

The Multi-Entity Business Owner

Revenue flows through multiple entities — S-corps, LLCs, holding companies. A clean CPA-prepared P&L that consolidates the picture can qualify you where a tax return alone would fall short.

The Process

From quote to keys

One point of contact, start to finish. Here’s what working with Manor looks like.

Income Review

Your loan officer reviews your most recent 12–24 months of 1099s or your CPA-prepared P&L to assess qualifying income before a full application is started.

CPA Letter & Documentation

Most P&L programs require a CPA-prepared or CPA-certified statement. We’ll tell you exactly what format each lender requires so your accountant prepares it right the first time.

Lender Match & Application

Different lenders treat 1099 and P&L income differently — expense ratios, averaging periods, entity structures. We match your scenario to the lender whose guidelines work best for your income structure.

Underwriting & Close

Non-QM underwriting is manual and requires a clear income narrative. We prepare the file to anticipate conditions. Timeline runs 21–35 days for a clean file.

Common Questions

Straight answers

Bank statement loans qualify you based on actual deposits into your accounts over 12–24 months. P&L loans qualify you based on a CPA-prepared profit and loss statement for the same period. Both are alternatives to tax return income — the right choice depends on whether your deposits or your reported profit is the stronger number.

Most lenders require either CPA-prepared or CPA-certified. Self-prepared P&Ls are generally not accepted. Your accountant should be comfortable with the format — it’s a straightforward document. Your loan officer will provide the exact requirements before you engage your CPA.

Most programs average gross 1099 income over 12 or 24 months, then apply an expense factor — typically 50–70% — to arrive at net qualifying income. Some lenders use gross without any reduction if business expenses are documented separately. Your loan officer will model which approach produces the higher qualifying income for your situation.

Variable income is common and workable. Lenders typically average the two most recent years, or use only the most recent 12 months if that produces a higher qualifying figure. Declining income trends get more scrutiny — it’s a conversation worth having before application.

Yes. P&L and 1099 programs are available for primary residences, second homes, and investment properties. Investment property overlays apply — typically higher down payment and reserve requirements.

Get a Quote

Your income is real — let’s prove it

Bring your most recent P&L or 1099s. Your loan officer will assess qualifying income before a single form is filed.

P&L and 1099 programs side by side
12 or 24 month options
Multiple lenders, different expense methodologies
Your loan officer responds personally

Tell us about your scenario

❦

Got it — your loan officer will be in touch.