Ricky Khamis  ·  NMLS #173141  ·  (480) 999-9842
Book a Call Apply Now
Home / Loan Programs / Asset based and no-income home loans
Loan programs

Asset based and no-income home loans

Asset depletion and asset qualifier programs convert a portfolio into qualifying income without selling anything. The haircut schedule, the 84 month divisor, the residual income test, trust and crypto treatment, and the five things these loans will not do.

Your net worth went up and your qualifying income went to zero.

Retirement, a business sale or a portfolio built over decades all produce the same result in an underwriting system with no field for wealth. Asset based programs exist for exactly that file.

Qualifying assets divided by 84 months.

That is the mechanic. The complication is that "qualifying assets" is not your balance: checking and savings count at 100%, stocks, bonds and mutual funds at 80%, vested retirement at 70%, and cryptocurrency at 60%. Money used for closing comes out before any of it is calculated.

Two programs, two different tests.

Asset depletion converts assets to income and runs a debt-to-income ratio. Asset qualifier subtracts your monthly debt and tests the residual against a floor. A file that fails one frequently clears the other, and most lenders run only one.

Start here

Asset Based Home Loan FAQ: Qualifying With Assets Instead of Income

Everything a borrower with a portfolio and no paycheck needs answered. The two programs, the haircut schedule, the minimums, what is excluded, and the five things these loans will not do.

Read this

Asset Depletion and Asset Qualifier Loans: How a Portfolio Becomes Qualifying Income

Asset based programs convert liquid assets into qualifying income by dividing them over 84 months, but not every dollar counts at face value. Retirement accounts count at 70%, stocks at 80%, crypto at 60%. Here is the full haircut schedule and the thresholds.

Read this

Asset Depletion or Asset Qualifier: Two Programs, Two Completely Different Tests

They use the same 84 month divisor and the same haircut schedule, then test entirely different things. One runs a debt-to-income ratio, the other runs residual income. Which one you need depends on how much monthly debt you carry.

Read this

By situation

Retired With No Paycheck: The Three Ways a Lender Can Build You an Income

Three different calculations can produce your qualifying income as a retiree and they give very different answers. Most lenders run one, quote you the weakest, and never mention the other two.

Read this

After the Business Sale: Buying a Home in the Year You Have No Income

You sold the company and your qualifying income went to zero in the same week your net worth went up. Sale proceeds count toward asset based qualification, with specific documentation, and there are three exclusions that catch sellers.

Read this

Trusts, Inherited Assets and Crypto: Which Holdings a Lender Will Actually Count

Trust assets have to meet agency guidelines, cryptocurrency counts at sixty percent from one named source, and there is a provision for buying siblings out of an inherited house that waives seasoning entirely.

Read this

Getting the calculation right

The Double Count Problem: Why Money Used for Closing Cannot Also Be Income

One sentence in the guidelines removes your down payment from the portfolio before the income calculation runs. Understanding it changes which account you should pull closing funds from, and it is worth thousands a month in qualifying income.

Read this

Run the numbers yourself

Cash-Out Refinance Calculator

Enter every loan on the home and every debt to pay off. Returns the blended rate you carry today, the new loan amount and loan-to-value, and a new payment priced at the latest Freddie Mac survey average, refreshed daily and shown dated.

Rate Buydown Calculator

Compares 3-2-1, 2-1 and 1-1 temporary buydowns against a 30-year fixed and a permanent buydown funded with the same seller concession, and shows the month one passes the other.

Mortgage Calculator

Payment, taxes, insurance and mortgage insurance on a straightforward purchase.

Find out which documentation option qualifies you for the most

Bank statements, a third-party P&L and full documentation routinely produce very different qualifying income from the same business. Tell me the shape of yours and I will run all three.

By submitting, you agree to be contacted by phone, email, or text about your request. No spam, no obligation. This is not a loan application and no credit is pulled. Equal Housing Opportunity.

Talk to the principal, not a call center

Ricky Khamis is President of EPiQ Lending and a Certified Mortgage Planner, NMLS #173141, originating mortgages since 1999. EPiQ Lending is NMLS #1936984, at 7975 N. Hayden Road, Suite A-101 in Scottsdale. Verify all of it before you trust any of it: the EPiQ Lending profile, the Scottsdale branch, and the license itself at NMLS Consumer Access.

Start a conversation(480) 999-9842