Income Optimization: A Deep Dive Into Taxable Income vs. Qualifying Income for Self-Employed Borrowers
When tax planning meets a financing need, having the right professionals in the room makes all the difference.
I've always gotten a tremendous amount of satisfaction out of educating and assisting self-employed borrowers. It's one of the more misunderstood corners of this business, and helping someone see the real financing picture underneath their tax return is genuinely rewarding work. That's exactly what came up in a conversation this past Friday at a United for Business networking meeting, talking with a business consultant about depreciation and business mileage.
Here's the disconnect I run into constantly with self-employed borrowers: the number on your tax return and the number a lender can actually use to qualify you are not the same number. Most business owners spend years working with their CPA to legally minimize taxable income. That's smart tax strategy. But it can quietly work against you when it's time to buy a home or finance your next business move. Unless your loan officer knows how to find the real picture underneath the return.
Imagine calling your buyer with this news:
"Great news—we don't need an appraisal."
No waiting for an appraiser's schedule.
No anxious week wondering whether the home will appraise for the contract price.
No last-minute negotiations because the value came in low.
Just one less obstacle between an accepted offer and the closing table.
For buyers, it's one of the biggest hidden advantages in mortgage lending today. Most stop at the obvious benefit—saving the $600-$900 appraisal fee.
For Realtors, the benefits run much deeper. It includes smoother transactions, happier clients, and fewer surprises.
But the biggest benefit is often something else entirely.
When a traditional appraisal is removed from the equation, the transaction can often move forward much sooner. With one major contingency eliminated, lenders can move more confidently through underwriting. Inspections often become the primary milestone, and title companies can begin the deeper work needed to prepare for closing instead of waiting for the appraisal to be completed.
How many transactions have been delayed because a title issue surfaced only a few days before closing - A lien, an old mortgage release, a probate issue, an heirship problem, a survey question.
Those issues don't get easier because they're discovered later. The sooner they're found, the sooner they're solved.
Yet many appraisal waivers are still overlooked—not because buyers don't qualify, but because many loan officers simply don't look for them. An appraisal waiver doesn't just eliminate an appraisal. It can eliminate the snowball effect, where one delay pushes back the next, and the next, until everyone is scrambling the week before closing.
Taxable Income vs. Qualifying Income
Taxable income is of course the income the IRS uses to calculate taxes due. In mortgage lending qualifying income is calculated very differently.
Fannie Mae is one of the primary authorities in conventional mortgage underwriting guidelines. They spell out clearly how income is to be calculated for self-employed borrowers filing a Schedule C (sole proprietorship). Recurring items like depreciation, depletion, business use of a home, amortization, and casualty losses must be added back as income which boosts income higher compared to taxable income! In plain terms, if a write-off reduces your taxable income but does not actually take cash out of your pocket, a lender can often add it back and count it as income.
Imagine calling your buyer with this news:
"Great news—we don't need an appraisal."
No waiting for an appraiser's schedule.
No anxious week wondering whether the home will appraise for the contract price.
No last-minute negotiations because the value came in low.
Just one less obstacle between an accepted offer and the closing table.
For buyers, it's one of the biggest hidden advantages in mortgage lending today. Most stop at the obvious benefit—saving the $600-$900 appraisal fee.
For Realtors, the benefits run much deeper. It includes smoother transactions, happier clients, and fewer surprises.
But the biggest benefit is often something else entirely.
When a traditional appraisal is removed from the equation, the transaction can often move forward much sooner. With one major contingency eliminated, lenders can move more confidently through underwriting. Inspections often become the primary milestone, and title companies can begin the deeper work needed to prepare for closing instead of waiting for the appraisal to be completed.
How many transactions have been delayed because a title issue surfaced only a few days before closing - A lien, an old mortgage release, a probate issue, an heirship problem, a survey question.
Those issues don't get easier because they're discovered later. The sooner they're found, the sooner they're solved.
Yet many appraisal waivers are still overlooked—not because buyers don't qualify, but because many loan officers simply don't look for them. An appraisal waiver doesn't just eliminate an appraisal. It can eliminate the snowball effect, where one delay pushes back the next, and the next, until everyone is scrambling the week before closing.
Business Mileage
This is the part most loan officers and even most business owners miss. If you drive for business, part of your standard mileage deduction is actually a stand-in for vehicle depreciation — and that depreciation portion can be added back as qualifying income.
For 2025, the depreciation portion built into the mileage rate is 33 cents per mile. For 2026, it's 35 cents per mile. So, if you drove 75,000 business miles in 2025, that's 75,000 × $0.33 or $24,750 in added-back qualifying income that never shows up as a line item labeled "income" anywhere on your return. That's real leverage sitting inside a number most people only think of as a tax deduction.
I've had a client with a transportation business who logged over 200,000 miles across multiple vehicles in a year. On paper, her tax return showed negative taxable income. Once we properly accounted for the depreciation and other add-backs she was entitled to, her qualifying income was sufficient to get her approved for a government-backed FHA loan: a result that looked impossible from the tax return alone.
Imagine calling your buyer with this news:
"Great news—we don't need an appraisal."
No waiting for an appraiser's schedule.
No anxious week wondering whether the home will appraise for the contract price.
No last-minute negotiations because the value came in low.
Just one less obstacle between an accepted offer and the closing table.
For buyers, it's one of the biggest hidden advantages in mortgage lending today. Most stop at the obvious benefit—saving the $600-$900 appraisal fee.
For Realtors, the benefits run much deeper. It includes smoother transactions, happier clients, and fewer surprises.
But the biggest benefit is often something else entirely.
When a traditional appraisal is removed from the equation, the transaction can often move forward much sooner. With one major contingency eliminated, lenders can move more confidently through underwriting. Inspections often become the primary milestone, and title companies can begin the deeper work needed to prepare for closing instead of waiting for the appraisal to be completed.
How many transactions have been delayed because a title issue surfaced only a few days before closing - A lien, an old mortgage release, a probate issue, an heirship problem, a survey question.
Those issues don't get easier because they're discovered later. The sooner they're found, the sooner they're solved.
Yet many appraisal waivers are still overlooked—not because buyers don't qualify, but because many loan officers simply don't look for them. An appraisal waiver doesn't just eliminate an appraisal. It can eliminate the snowball effect, where one delay pushes back the next, and the next, until everyone is scrambling the week before closing.
Depreciation Works the Same Way
If you don't depreciate your vehicle using mileage you can also depreciate it along with other assets on line 13 of the Schedule C. Deciding which route to take is definitely a question for your CPA or tax professional. If you do not log a bunch of miles depreciation might be the way to go..
Imagine calling your buyer with this news:
"Great news—we don't need an appraisal."
No waiting for an appraiser's schedule.
No anxious week wondering whether the home will appraise for the contract price.
No last-minute negotiations because the value came in low.
Just one less obstacle between an accepted offer and the closing table.
For buyers, it's one of the biggest hidden advantages in mortgage lending today. Most stop at the obvious benefit—saving the $600-$900 appraisal fee.
For Realtors, the benefits run much deeper. It includes smoother transactions, happier clients, and fewer surprises.
But the biggest benefit is often something else entirely.
When a traditional appraisal is removed from the equation, the transaction can often move forward much sooner. With one major contingency eliminated, lenders can move more confidently through underwriting. Inspections often become the primary milestone, and title companies can begin the deeper work needed to prepare for closing instead of waiting for the appraisal to be completed.
How many transactions have been delayed because a title issue surfaced only a few days before closing - A lien, an old mortgage release, a probate issue, an heirship problem, a survey question.
Those issues don't get easier because they're discovered later. The sooner they're found, the sooner they're solved.
Yet many appraisal waivers are still overlooked—not because buyers don't qualify, but because many loan officers simply don't look for them. An appraisal waiver doesn't just eliminate an appraisal. It can eliminate the snowball effect, where one delay pushes back the next, and the next, until everyone is scrambling the week before closing.
What Else Should You Be Depreciating?
Vehicles and business property renovations get the spotlight, but a lot of business owners are sitting on depreciation they don't even realize they're entitled to claim — which means it's depreciation a lender could potentially add back for them too. If any of these apply to your business, it's worth asking your CPA whether you're capturing them:
- Computers, laptops, tablets, and business technology — anything you bought to run the business
- Office furniture and fixtures — desks, chairs, filing systems, reception furniture
- Machinery and equipment specific to your trade — construction equipment, salon and spa equipment, restaurant kitchen equipment, medical or dental equipment, gym and fitness equipment, photography gear
- Tools — power tools and specialized equipment tied to a trade
- Signage and business fixtures
- Leasehold improvements — money you put into a rented business space
- Land improvements — parking lots, fencing, landscaping tied to a business property (note: land itself never depreciates, but what you build on it can)
- Software and business systems, in some cases
- Heavy equipment and fleet vehicles, for construction, agriculture, transportation, and delivery-based businesses
Every industry has its own specific list of what qualifies and how quickly it depreciates, and guessing isn't a great strategy. The IRS actually publishes an official reference for this:
IRS Publication 946, "How to Depreciate Property," includes an appendix (Table B-2) that sorts depreciable assets by industry and activity — construction, retail, agriculture, healthcare, manufacturing, and more — so you can see exactly what's classified as depreciable for a business like yours. It's not light reading, but it's the real source, and your CPA should already be working from it.
Imagine calling your buyer with this news:
"Great news—we don't need an appraisal."
No waiting for an appraiser's schedule.
No anxious week wondering whether the home will appraise for the contract price.
No last-minute negotiations because the value came in low.
Just one less obstacle between an accepted offer and the closing table.
For buyers, it's one of the biggest hidden advantages in mortgage lending today. Most stop at the obvious benefit—saving the $600-$900 appraisal fee.
For Realtors, the benefits run much deeper. It includes smoother transactions, happier clients, and fewer surprises.
But the biggest benefit is often something else entirely.
When a traditional appraisal is removed from the equation, the transaction can often move forward much sooner. With one major contingency eliminated, lenders can move more confidently through underwriting. Inspections often become the primary milestone, and title companies can begin the deeper work needed to prepare for closing instead of waiting for the appraisal to be completed.
How many transactions have been delayed because a title issue surfaced only a few days before closing - A lien, an old mortgage release, a probate issue, an heirship problem, a survey question.
Those issues don't get easier because they're discovered later. The sooner they're found, the sooner they're solved.
Yet many appraisal waivers are still overlooked—not because buyers don't qualify, but because many loan officers simply don't look for them. An appraisal waiver doesn't just eliminate an appraisal. It can eliminate the snowball effect, where one delay pushes back the next, and the next, until everyone is scrambling the week before closing.
Bonus Depreciation vs. Regular Depreciation
Traditionally depreciation spreads the cost of an asset out over its assigned useful life. A piece of equipment with a 5-year life gets deducted in pieces over five years, following a set schedule. It's gradual, and it's predictable.
Bonus depreciation is different. Under current law, businesses can deduct 100% of the cost of qualifying equipment, machinery, vehicles, and certain property improvements in the very first year the asset is placed in service, instead of spreading it out. For example, let's say a contractor needs to replace his work truck and the cost is $55,000. Because it's a heavier work vehicle — the kind of truck that clears the weight threshold exempting it from the IRS's passenger-vehicle depreciation caps — he has the right to depreciate the full $55,000 in the first year. That deduction drastically dropped his taxable income for the year, but we add that deduction back as qualifying income dollar for dollar instead of depreciating the equipment over years.
For underwriting purposes, it doesn't actually matter which method was used. Whether depreciation was taken gradually over years or accelerated all at once through bonus depreciation, it's still a non-cash expense, and it's still added back under the same Fannie Mae guidelines. What changes is the size and timing of the hit to that year's taxable income. If planned properly, bonus depreciation can create a huge one-year deduction — which is fantastic for reducing that year's tax bill. At the same time, if you're looking for financing, the right lender will know that large deduction can be added back. That's exactly why knowing how to properly add it back matters so much.
Imagine calling your buyer with this news:
"Great news—we don't need an appraisal."
No waiting for an appraiser's schedule.
No anxious week wondering whether the home will appraise for the contract price.
No last-minute negotiations because the value came in low.
Just one less obstacle between an accepted offer and the closing table.
For buyers, it's one of the biggest hidden advantages in mortgage lending today. Most stop at the obvious benefit—saving the $600-$900 appraisal fee.
For Realtors, the benefits run much deeper. It includes smoother transactions, happier clients, and fewer surprises.
But the biggest benefit is often something else entirely.
When a traditional appraisal is removed from the equation, the transaction can often move forward much sooner. With one major contingency eliminated, lenders can move more confidently through underwriting. Inspections often become the primary milestone, and title companies can begin the deeper work needed to prepare for closing instead of waiting for the appraisal to be completed.
How many transactions have been delayed because a title issue surfaced only a few days before closing - A lien, an old mortgage release, a probate issue, an heirship problem, a survey question.
Those issues don't get easier because they're discovered later. The sooner they're found, the sooner they're solved.
Yet many appraisal waivers are still overlooked—not because buyers don't qualify, but because many loan officers simply don't look for them. An appraisal waiver doesn't just eliminate an appraisal. It can eliminate the snowball effect, where one delay pushes back the next, and the next, until everyone is scrambling the week before closing.
How This Plays Out in Practice
Here's a simplified version of how this can turn a "no" into a "yes." Picture a self-employed contractor whose Schedule C shows $28,000 in net income for the year, after all deductions — nowhere near enough to qualify for the mortgage he wants. On paper, an inexperienced loan officer might not submit this loan for review.
But that return also includes $40,000 in regular equipment depreciation, $60,000 in bonus depreciation on a piece of machinery he bought that year, and 60,000 business miles worth roughly $19,800. None of that was cash out of his pocket that year — it was tax strategy. Properly added back, his qualifying income isn't $28,000. It's closer to $147,800. That's the difference between a decline and an approval, and it was sitting in his tax return the entire time — nobody just looked for it.
Imagine calling your buyer with this news:
"Great news—we don't need an appraisal."
No waiting for an appraiser's schedule.
No anxious week wondering whether the home will appraise for the contract price.
No last-minute negotiations because the value came in low.
Just one less obstacle between an accepted offer and the closing table.
For buyers, it's one of the biggest hidden advantages in mortgage lending today. Most stop at the obvious benefit—saving the $600-$900 appraisal fee.
For Realtors, the benefits run much deeper. It includes smoother transactions, happier clients, and fewer surprises.
But the biggest benefit is often something else entirely.
When a traditional appraisal is removed from the equation, the transaction can often move forward much sooner. With one major contingency eliminated, lenders can move more confidently through underwriting. Inspections often become the primary milestone, and title companies can begin the deeper work needed to prepare for closing instead of waiting for the appraisal to be completed.
How many transactions have been delayed because a title issue surfaced only a few days before closing - A lien, an old mortgage release, a probate issue, an heirship problem, a survey question.
Those issues don't get easier because they're discovered later. The sooner they're found, the sooner they're solved.
Yet many appraisal waivers are still overlooked—not because buyers don't qualify, but because many loan officers simply don't look for them. An appraisal waiver doesn't just eliminate an appraisal. It can eliminate the snowball effect, where one delay pushes back the next, and the next, until everyone is scrambling the week before closing.
Other Items That Get Added Back — and a Few That Get Subtracted
Depreciation and mileage get most of the attention, but the same Fannie Mae guideline covers a few other items worth knowing about.
Business use of home. If you run your business out of a home office and claim that deduction, it gets added back too — the logic being that you'd have housing costs regardless of whether you ran a business out of the house, so it shouldn't count against you as if it were a real reduction in cash flow.
Depletion. This one's rare enough that most borrowers will never encounter it — it mostly applies to businesses with an ownership interest in oil, gas, timber, or mineral extraction. If that's your business, it's addable back the same way depreciation is. For most readers, this one's not going to come up, so don't go looking for it if it doesn't apply to you.
Casualty losses. A casualty loss means damage or loss of business property from an unexpected event — think hurricane or storm damage to a business location, a fire, a flood. It can also come from theft or vandalism of equipment or inventory. If you've ever had a bad storm take out a roof, damage inventory, or force you to replace equipment that got ruined, that's a casualty loss and that can be deducted. Being able to add that deduction back as qualifying income depends on how your business is structured, and it's easy to get backwards. This can be a real lifesaver for a business that's gone through a disaster because that's precisely the time you're likely to need a loan from the bank. For sole proprietors filing a Schedule C, Fannie Mae's guidelines add casualty losses back regardless of whether the loss was a one-time event or something that's happened before. For corporations filing an 1120 or 1120S, the rule is narrower: only a non-recurring casualty loss gets added back. If a similar loss shows up year after year, it's treated as a real, ongoing cost of doing business and stays counted against qualifying income rather than being added back. The structure of your business determines which rule applies, so this is a conversation to have with your loan officer and perhaps get feedback from an underwriter directly rather than assume. For example, if you own a retail clothing store filing an 1120 US Corporation tax return and for two consecutive years you're showing $20,000 in stolen merchandise, we cannot add that back because it happens consistently.
Amortization. This one's worth a quick definition: amortization is essentially depreciation for things you can't touch, like an intangible asset instead of a piece of equipment. If you've bought into an existing business, part of what you paid likely got allocated to intangibles. For example, goodwill, a customer list, a non-compete agreement, and trademarks all get amortized over time rather than deducted all at once. It's added back the same way depreciation is added back.
Here's the practical takeaway in two parts. First, if your accountant has correctly captured and amortized those intangible assets on your return, that amortization can be added back as qualifying income when it's time to finance your next move. Second, if you're actively buying businesses, make it a habit to plan ahead with your accountant on properly valuing those intangible assets and making sure they're correctly reflected on the return.
On the other side of the ledger, two things typically get subtracted:
- The non-deductible portion of meals and entertainment. The IRS only allows a business to deduct 50% of most meal expenses. The other 50% was still real cash that left the business, so it gets subtracted from qualifying income rather than credited back.
- Nonrecurring other income. If your return shows a one-time gain — the sale of a business asset, a settlement, a one-off windfall — that gets subtracted out too, since it's not something a lender can count on repeating.
Imagine calling your buyer with this news:
"Great news—we don't need an appraisal."
No waiting for an appraiser's schedule.
No anxious week wondering whether the home will appraise for the contract price.
No last-minute negotiations because the value came in low.
Just one less obstacle between an accepted offer and the closing table.
For buyers, it's one of the biggest hidden advantages in mortgage lending today. Most stop at the obvious benefit—saving the $600-$900 appraisal fee.
For Realtors, the benefits run much deeper. It includes smoother transactions, happier clients, and fewer surprises.
But the biggest benefit is often something else entirely.
When a traditional appraisal is removed from the equation, the transaction can often move forward much sooner. With one major contingency eliminated, lenders can move more confidently through underwriting. Inspections often become the primary milestone, and title companies can begin the deeper work needed to prepare for closing instead of waiting for the appraisal to be completed.
How many transactions have been delayed because a title issue surfaced only a few days before closing - A lien, an old mortgage release, a probate issue, an heirship problem, a survey question.
Those issues don't get easier because they're discovered later. The sooner they're found, the sooner they're solved.
Yet many appraisal waivers are still overlooked—not because buyers don't qualify, but because many loan officers simply don't look for them. An appraisal waiver doesn't just eliminate an appraisal. It can eliminate the snowball effect, where one delay pushes back the next, and the next, until everyone is scrambling the week before closing.
Streamline Underwriting Opportunities
Lenders generally want two years of tax returns from a self-employed borrower to establish a track record. But if your business has been operating for five years or more under the same ownership, that requirement can often drop to just one year of returns.
That matters more than it sounds like on the surface. It means the kind of tax planning we've been talking about in this article isn't a multi-year project. If your business qualifies for the one-year rule, getting this right for a single tax season can be enough to change what you qualify for.
It also means mistakes are worth fixing, not just accepting. If a prior return has a legitimate error where there was a missed add-back opportunity or a misclassified expense (for example, mileage that wasn't properly logged), it is often worth amending the return rather than living with it. A clear, well-documented letter of explanation is usually enough to satisfy that concern. An amended return that corrects a real mistake isn't a red flag by itself. It's a normal part of getting your file to reflect what's actually true about your business.
Imagine calling your buyer with this news:
"Great news—we don't need an appraisal."
No waiting for an appraiser's schedule.
No anxious week wondering whether the home will appraise for the contract price.
No last-minute negotiations because the value came in low.
Just one less obstacle between an accepted offer and the closing table.
For buyers, it's one of the biggest hidden advantages in mortgage lending today. Most stop at the obvious benefit—saving the $600-$900 appraisal fee.
For Realtors, the benefits run much deeper. It includes smoother transactions, happier clients, and fewer surprises.
But the biggest benefit is often something else entirely.
When a traditional appraisal is removed from the equation, the transaction can often move forward much sooner. With one major contingency eliminated, lenders can move more confidently through underwriting. Inspections often become the primary milestone, and title companies can begin the deeper work needed to prepare for closing instead of waiting for the appraisal to be completed.
How many transactions have been delayed because a title issue surfaced only a few days before closing - A lien, an old mortgage release, a probate issue, an heirship problem, a survey question.
Those issues don't get easier because they're discovered later. The sooner they're found, the sooner they're solved.
Yet many appraisal waivers are still overlooked—not because buyers don't qualify, but because many loan officers simply don't look for them. An appraisal waiver doesn't just eliminate an appraisal. It can eliminate the snowball effect, where one delay pushes back the next, and the next, until everyone is scrambling the week before closing.
Getting the Right People in the Room, Before You Need Them
Often times a self-employed borrower qualifies the way their returns are filed. But it would not hurt to plan for a financing need whether that be for a home purchase or business growth.
Imagine calling your buyer with this news:
"Great news—we don't need an appraisal."
No waiting for an appraiser's schedule.
No anxious week wondering whether the home will appraise for the contract price.
No last-minute negotiations because the value came in low.
Just one less obstacle between an accepted offer and the closing table.
For buyers, it's one of the biggest hidden advantages in mortgage lending today. Most stop at the obvious benefit—saving the $600-$900 appraisal fee.
For Realtors, the benefits run much deeper. It includes smoother transactions, happier clients, and fewer surprises.
But the biggest benefit is often something else entirely.
When a traditional appraisal is removed from the equation, the transaction can often move forward much sooner. With one major contingency eliminated, lenders can move more confidently through underwriting. Inspections often become the primary milestone, and title companies can begin the deeper work needed to prepare for closing instead of waiting for the appraisal to be completed.
How many transactions have been delayed because a title issue surfaced only a few days before closing - A lien, an old mortgage release, a probate issue, an heirship problem, a survey question.
Those issues don't get easier because they're discovered later. The sooner they're found, the sooner they're solved.
Yet many appraisal waivers are still overlooked—not because buyers don't qualify, but because many loan officers simply don't look for them. An appraisal waiver doesn't just eliminate an appraisal. It can eliminate the snowball effect, where one delay pushes back the next, and the next, until everyone is scrambling the week before closing.
Why This Matters for Your Next Move
If you're a business owner in need of a mortgage, the work starts with an honest look at what your return actually supports. You don't have to guess or wait for a decline letter staring you in the face. Most often the personalities of accountants and loan officers are very heads-down, turn-and-burn. The key is to find the right people that are willing to spend the time to talk to one another. The skill of providing "Income Optimization" or strategic tax planning for a mortgage cannot be performed in a vacuum. The loan officer should not be filing your returns and the accountant does not know how to qualify you for a loan. They must talk to one another.
Lenders are offering more creative financing options for self-employed borrowers when the tax returns do not show sufficient income. We offer bank statement loans, profit-and-loss-based programs, and 1099-income options. Those programs are very valuable for certain customers, but the creative options are seen as higher risk, which of course means higher rates.
If you're planning a purchase or a refinance in the next year, it's worth sitting down before you're under contract, not after — so we can map out what your return actually supports and plan around it.
Here's the part worth remembering above everything else in this article: sometimes none of this requires new tax planning at all. The return you already filed has everything a lender needs to qualify you — the depreciation, the mileage, the add-backs are already sitting there. The only thing standing between a decline and an approval is whether the loan officer reading the file knows to look for them. An inexperienced loan officer sees a low taxable income number on your return and blindly says no. An experienced loan officer digs much deeper running through a proper analysis and presto! A pre-qualification letter is issued. Nothing about the return had to change. Only the person reading it.
One thing I’d like to make abundantly clear. This article is intended to outline how legitimate deductions tied to business activity you and your CPA elect to claim get treated for qualifying income purposes. That's different from claiming something you're not entitled to, or padding a mileage log to look better on paper. It's an explanation of how what you legitimately deduct gets read by a lender.
Sources: IRS Announcement 2026-11 on the 2026 mileage rate increase, Fannie Mae Selling Guide B3-3.3-03 on Schedule C income add-backs, and Freddie Mac Form 91 — a free self-employed income calculator published by Enact Mortgage Insurance that walks through this same add-back process line by line.
Call me at (504) 214-8402 to talk through your numbers before your next purchase or financing decision.
Bernard Guste - Mortgage Loan Originator, NMLS #79676. Equal Housing Lender. This is general information, not tax advice. Consult your CPA regarding your specific tax situation, and note that qualifying income calculations are subject to underwriting guidelines and lender discretion.
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