You sold the business or exited the position, you have more liquidity than ever, and on a mortgage application you look unemployed. Troon Country Club draws exactly this buyer, and the answer is to stop forcing a debt-to-income calculation and use a structure built for a balance sheet.
Why the obvious path fails
Standard qualifying asks what recurring monthly income you receive. After an exit the honest answer is often very little, which is financially excellent and procedurally fatal.
The proceeds rarely solve it either. A one-time capital gain is generally not treated as recurring income. It appears on your return as a large number an underwriter explicitly backs out, because non-recurring income cannot be used to qualify. Your best financial year can reduce your qualifying income to nearly nothing.
The structures that fit
Asset depletion. Verified liquid assets converted into a monthly income figure over a program-defined period.
- Checking, savings, money market and taxable brokerage form the core, brokerage commonly discounted.
- Retirement accounts discounted further, sometimes only at withdrawal age.
- Pledged assets generally do not count, and a securities-backed line's payment counts against you.
- Business entity accounts are not automatically yours. Proceeds still inside an entity need documented access and, depending on structure, ownership.
- Seasoning matters. Proceeds that have not landed are not assets you can use.
- The divisor varies by program, which is why the same balance sheet produces different qualifying income at different investors.
No-ratio. No debt-to-income calculation at all. Credit, assets, reserves and the property carry the file. For a genuinely complex post-exit balance sheet this is often cleaner.
If you still have documented recurring income, run it both ways. A full documentation jumbo is nearly always cheapest. Asset depletion and no-ratio are non-agency and price differently because the risk profile differs.
What Troon Country Club adds
This is the original Troon, distinct from Troon North Golf Club up the road. Buyers conflate the two constantly, then discover at underwriting that the obligation they assumed was optional is not, or that they budgeted for the wrong club. Confirm in writing which club, if any, attaches to your specific address.
The equity membership is the item to settle first. Where membership is mandatory, dues and minimums count against whatever qualifying figure your structure produces. An initiation deposit is cash out and generally does not count toward reserves.
On an asset-based file that compounds badly: the deposit reduces the very balance your qualifying income is derived from, and it fails to count as reserves. It costs you twice. Model the club decision and the loan decision together, not in sequence. See How a Scottsdale Golf Club Membership Affects Your Mortgage Approval and HOA Dues, Club Dues and Assessments.
A mature comp set, which helps. As an established community rather than a new development, there is a real transaction record. Appraisal risk is lower than at Mirabel or Whisper Rock. The tradeoff is varied housing eras, so ask what has been renovated and when.
Jumbo rules apply. Reserves held after closing, tighter ratio tolerances, fuller documentation, and a narrower investor field at larger loan amounts. See Jumbo Loans in Scottsdale.
The timing problem
If the sale has not closed, your proceeds are not assets. If it just closed, they may need seasoning. If they sit inside an entity, you have a structure question before you have a loan question.
Talk to your lender before the transaction closes. The difference between a clean file and a six week documentation fight is usually decided in the weeks around the event: which account the money lands in, whose name is on it, and whether anything gets pledged. Talk to your CPA before moving funds between entities and personal accounts.
Before you write
- Talk to your lender before the liquidity event closes if the timing allows.
- Document source of funds thoroughly: purchase agreement, closing statement, wire trail.
- Do not pledge the portfolio without understanding what it removes from qualifying assets.
- Confirm which club attaches to the address, and get its current membership plan.
- Model the initiation deposit against your depletion calculation before committing to either.
- Ask what has been renovated and when, and order the appraisal early.
- Get fully underwritten, not pre-qualified. A pre-qualification is a calculator that will tell a post-exit buyer they do not qualify.
Why bring this file to us
- We do not run your file through a ratio and call it a day. A decline elsewhere is usually a tooling problem, not a credit problem.
- Broker model. Depletion divisors and eligible-asset rules vary widely, and at this loan size the field is narrow.
- We model the club deposit against the calculation before you write the check.
- The full toolkit, full documentation jumbo through asset depletion and no-ratio non-QM.
- You talk to the principal. Ricky Khamis is President of EPiQ Lending, NMLS #173141, lending in Arizona since 1999 and a 2025 Presidents Club Winner at CMG Home Loans. Direct line: (480) 999-9842.
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: Ricky's EPiQ Lending profile, the Scottsdale branch, and the license itself at NMLS Consumer Access. Hold every lender to that standard, including us.
Send me your asset statements and the timing of your event and I will tell you which structure carries the file.
Equal Housing Opportunity. This is general information, not a commitment to lend or an offer to extend credit. Asset depletion calculations, eligible assets and discount factors vary by investor and change over time. Club membership structures and association obligations vary by community; confirm current terms with the club and the association. Rates, terms, and program guidelines change and depend on credit approval, property appraisal, and other qualifying factors. Not all applicants will qualify. Non-QM and no-ratio financing carries different pricing and terms than agency financing. Consult your tax advisor before moving funds between entities or personal accounts.
Looking at a specific home? Send me the address and I will run the numbers: rickykhamis.com/analyze
