Success Stories
When traditional banks say no, we find a way to say yes. Here are real borrowers who achieved their goals with NON-QM financing.
Self-Employed Entrepreneur Secures Dream Investment Property
The Challenge
Traditional banks rejected the application due to inconsistent tax returns and recent business expansion. The borrower had strong cash flow but couldn't document income through W-2s or traditional tax returns.
Our Solution
We used 12 months of bank statements to verify income, showing consistent deposits averaging $18,000/month. Our underwriters recognized the business growth pattern and approved the loan based on actual cash flow rather than tax returns.
The Outcome
Closed in 23 days with a 4-unit property generating $4,200/month in rental income. The borrower now has positive cash flow and is building long-term wealth through real estate.
"After three banks told me 'no,' NorthStar Funding said 'yes' in less than a week. They actually looked at my real income instead of just my tax returns. Game changer."
— M.R.
Credit-Challenged Borrower Refinances to Lower Rate
The Challenge
Credit score of 635 after medical debt and a late mortgage payment 18 months ago. Conventional lenders required 680+ credit score. Current rate was 7.5% and monthly payment was straining the budget.
Our Solution
We structured a Non-QM refinance that focused on current payment history (12 months perfect) and strong equity position (40% LTV). Reduced rate to 6.25% despite credit challenges.
The Outcome
Monthly payment reduced by $520. Borrower saved $6,240 in the first year alone and is now rebuilding credit with consistent payments.
"I thought I was stuck with that high rate for years. NorthStar Funding found a way to help me when everyone else said no. The savings are real."
— J.T.
Foreign National Investor Acquires Luxury Rental Property
The Challenge
No U.S. credit history, no Social Security number, and income earned entirely overseas. Traditional lenders couldn't process the application without U.S. tax returns or credit score.
Our Solution
We used our Foreign National program with passport and visa documentation, foreign bank statements, and international credit report. Focused on 30% down payment and strong rental income potential ($6,500/month projected).
The Outcome
Closed in 28 days with a luxury property in a high-demand rental market. Property is now generating $6,800/month with a professional property management company.
"NorthStar Funding made investing in U.S. real estate simple. They understood my situation and didn't require impossible documentation. Very professional team."
— L.C.
Real Estate Investor Closes 5th Property with DSCR Loan
The Challenge
Already owned 4 rental properties and traditional lenders hit debt-to-income ratio limits. Personal income couldn't support another mortgage under conventional guidelines, despite strong rental portfolio performance.
Our Solution
We used a DSCR loan that qualified based solely on the property's rental income ($3,200/month) versus the mortgage payment ($2,400/month = 1.33 DSCR). No personal income verification required.
The Outcome
Closed in 21 days and added a 5th cash-flowing property to the portfolio. Borrower is now scaling to 10 properties using the same strategy.
"DSCR loans changed my investing game. I'm no longer limited by my W-2 income. NorthStar Funding gets it—they focus on the property, not my paycheck."
— D.K.
Gig Economy Worker Purchases First Home with Asset Depletion
The Challenge
Freelance income varied month-to-month with multiple 1099s. No consistent W-2 history and tax returns showed business deductions that lowered qualifying income. However, borrower had $450,000 in liquid assets from inheritance.
Our Solution
We used Asset Depletion to qualify based on liquid assets divided over the loan term. $450,000 ÷ 360 months = $1,250/month qualifying income, plus actual freelance income documentation.
The Outcome
Closed in 25 days on a first home purchase. Borrower now has stable housing costs and is building equity instead of paying rent.
"I never thought I could buy a home as a freelancer. NorthStar Funding looked at my whole financial picture, not just my tax returns. Finally, a lender that understands modern work."
— S.P.
Divorced Borrower Refinances to Remove Ex-Spouse
The Challenge
Divorce decree required refinance to remove ex-spouse from mortgage within 90 days. Borrower's solo income was $85,000 but debt-to-income ratio was 52% due to alimony and child support obligations. Conventional lenders declined.
Our Solution
We structured a Non-QM refinance with flexible DTI guidelines (up to 55%) and considered the full income picture including alimony received. Closed before the court-ordered deadline.
The Outcome
Successfully removed ex-spouse from title and mortgage. Borrower retained the family home and is now rebuilding financial independence.
"The court gave me 90 days and I was panicking. NorthStar Funding closed in 18 days and saved my home. They understood my situation and moved fast."
— A.M.
Retired Couple Downsizes with Asset-Based Loan
The Challenge
Retired with $1.2M in investment accounts but minimal taxable income due to tax-efficient withdrawal strategy. Social Security and pension didn't meet conventional income requirements for the loan amount needed.
Our Solution
We used Asset Depletion to qualify based on $1.2M in liquid assets. Calculated qualifying income of $3,333/month from assets, combined with Social Security and pension for total qualifying income.
The Outcome
Closed in 22 days on a beautiful waterfront property. Couple is enjoying retirement in their dream location without liquidating investments.
"We had the money but not the 'income' on paper. NorthStar Funding understood our retirement strategy and made it work. Professional service from start to finish."
— R. & M.H.
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NorthStar Funding is a licensed mortgage broker. NMLS #139369. Equal Housing Lender. All loans subject to credit approval. Rates and terms subject to change without notice.