Non-QM · Pennsylvania
Bank-statement loans for self-employed Pennsylvania borrowers.
Qualify on deposits instead of tax returns. 12- or 24-month statements, subject to underwriting.
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Talk to us about a bank-statement / Non-QM loan in Pennsylvania
We work Pennsylvania files from Philadelphia and its suburbs to the Lehigh Valley, the Poconos, Harrisburg, and Pittsburgh.
- Have 12–24 months of statements handy.
- Tell us the Pennsylvania town or price range.
- No rate, approval, or timing guarantees.
Licensed lender and broker. No rate, approval, or timeline guarantees.
Self-employed in Pennsylvania
Pennsylvania runs on family businesses: trucking companies, small manufacturers, restaurants, contractors, and farms, plus a growing freelance workforce around Philadelphia and Pittsburgh. Tax returns are designed to keep taxable income low, which is exactly what can make a conventional mortgage hard to get. A bank-statement loan looks at deposits instead.
Who it often fits in Pennsylvania
- Owners of family businesses and S-corps
- Owner-operator truckers
- Philadelphia and Pittsburgh restaurant and retail owners
- Contractors and tradespeople
If your returns show a loss but your accounts show steady deposits, have the conversation before you assume the answer is no.
Pennsylvania details worth knowing
Pennsylvania realty transfer tax is shared by buyer and seller by custom, and some localities add their own. That is a cash-to-close item, not an income item, but plan for it with your reserves.
How a bank-statement loan works
- Pick the statement period. 12 or 24 months of personal or business statements, depending on which better reflects your income.
- Calculate qualifying income. Personal statements usually count eligible deposits. Business statements usually apply an expense factor or use a CPA or tax-preparer letter.
- Underwrite the rest of the file. Credit, down payment, reserves, and the property are reviewed like any other mortgage, subject to the investor’s guidelines.
- Shop it. In Pennsylvania, Forte Financial works as a licensed mortgage broker and shops your loan with our investor network to find the program that fits.
Loan amounts on these programs can go up to about $3 million, subject to credit, assets, and the property. Primary homes, second homes, and investment properties may all be eligible.
What to have ready
- 12–24 months of statements for every account you want counted
- Proof you have been self-employed long enough, often two years
- Down payment and reserve statements
- A property address or a target price range
Programs, guidelines, and availability change and are subject to credit, income, property, and underwriting approval. Nothing here is a rate quote, a commitment to lend, or a guaranteed timeline. Pennsylvania Department of Banking and Securities, license 94281.
Frequently asked questions
Can I use business bank statements if my business is an S-corp?
Often, yes. Business statements are commonly used with an expense factor or a CPA or tax-preparer letter, depending on the program. Ownership percentage must be documented.
Can I buy an investment property with a bank-statement loan?
Many programs allow primary homes, second homes, and investment properties. If the property is a rental, compare a DSCR loan too, which qualifies on rent instead of your income.
How many months of bank statements do I need?
Most programs use 12 or 24 months of personal or business statements. Some allow a mix. Which one fits better depends on how steady your deposits have been.
Is a bank-statement loan more expensive than conventional?
Often, yes. Non-QM pricing is usually higher than agency pricing because of the different documentation. Call for today’s terms. We do not post rates that may be outdated.
Are you a broker or a lender?
In Pennsylvania, Forte Financial works as a licensed mortgage broker and shops your loan with our investor network to find the program that fits. Pennsylvania Department of Banking and Securities, license 94281.
Related pages
Also in Pennsylvania: DSCR investor loans in Pennsylvania · HELOCs in Pennsylvania
Bank-statement loans in other states we serve: Connecticut · New York · New Jersey · Massachusetts · Florida · South Carolina · North Carolina · Texas
Learn: Bank statement loan requirements for the self-employed · DSCR vs. bank-statement loans: which fits?
Bank-statement / Non-QM program overview → · All states and loan types →
Start with a call or the application.
Tell us about the Pennsylvania property and what you are trying to do. We will tell you honestly whether Bank-statement / Non-QM fits.