Look beyond a standard income profile.

Some borrowers have meaningful eligible assets, variable compensation, retirement income, foreign income, or other circumstances that require a more specific documentation review.

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What matters

Start with the connected picture.

A useful review connects the income and asset profile with the property, transaction purpose, documentation, and requirements of an available program.

Start with the complete profile
Some borrowers have meaningful eligible assets, variable compensation, retirement income, foreign income, or other circumstances that require a more specific documentation review.
Documentation remains specific
Jumbo, asset-depletion, asset-utilization, bank-statement, foreign-national, or other Non-QM options may be worth discussing when the complete borrower and property profile supports them.
Connect property and purpose
Property use and transaction purpose belong in the same review as income source, history, continuity, and eligible assets.

Know your choices

Programs you should know about.

Asset-based

Options that may consider eligible assets when evaluating qualifying income.

Jumbo

Purchase and refinance structures above applicable conforming limits.

Foreign national

Purchase and refinance paths under specific documentation guidelines.

Specialty

Borrower and property profiles that may need a more specific structure.

Self-employed / Non-QM

Alternative-documentation paths that still require program-specific review.

Prepare these items

Organize what you already know.

Organize the details that can show how the income, assets, property, and transaction fit together.

Eligible liquid and retirement assets

Income source, history, and continuity

Citizenship or residency documentation

Property use and transaction purpose

An asset-based or alternative-documentation option does not remove the need for a complete, program-specific review.

Plan the upfront cash

Purchase cash-to-close planner

For a straightforward purchase with one primary mortgage, combine a planned down payment and closing costs, then subtract deposits and verified credits.

Planned down payment

Total closing costs after lender credits

Include loan costs, prepaids, and initial escrow after any lender credits.

Closing costs added to the loan

Deposit already paid

Seller credits

Only include credits not already reflected in total closing costs.

Other verified credits or assistance

Only include amounts not reflected in another field.

Additional adjustments due

For example, an estimated tax or HOA proration due at closing.

Estimated cash to close

$87,000

Down payment: $80,000
Closing costs paid in cash: $12,000
Additional adjustments due: $0
Deposits + other credits: −$5,000

Planning estimate only. It is not a Loan Estimate or Closing Disclosure. Actual cash to close depends on verified transaction figures and the closing date. Use the lender's and settlement agent's official disclosures and verified wiring instructions.

Talk through this estimate

Common questions

Quick answers for first-time buyers.

Open a question for a short answer. If your situation is different, ask Ardi.

How does asset depletion work?

Asset depletion allows you to divide your eligible liquid assets over a set period (like 60 to 360 months) to create a monthly qualifying income stream.

Can I use RSU or bonus income?

Yes, traditional programs often allow variable income if you have a 1-2 year history and it is likely to continue.

Are jumbo loans harder to get?

Jumbo loans have stricter requirements for reserves and credit, but they offer competitive rates for higher loan amounts.

What if my income comes from multiple sources?

We can piece together a complete file using W2s, K1s, variable compensation, and asset income to meet guidelines.

Your next step

Build the review around the real profile.

Use the tools to organize income, assets, and property details, or begin a conversation with Ardi about which questions come first.

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