ITIN holders, foreign nationals, self-employed borrowers, and borrowers with recent credit events — there is a mortgage program designed for your situation.
Non-QM stands for Non-Qualified Mortgage — a loan that does not meet the Consumer Financial Protection Bureau's Qualified Mortgage (QM) standards. This does not mean "bad" or "subprime." It means the loan uses alternative documentation or qualification methods to serve borrowers whose financial situations are real and legitimate but do not fit the narrow templates required for Fannie Mae, Freddie Mac, FHA, or VA approval. In the Rio Grande Valley — where Rodolfo's deepest expertise lies — Non-QM is not a niche product. It is a primary product category. The region has one of the largest ITIN-holding populations in Texas, a large self-employed informal economy, and many borrowers who own real property and have consistent income but lack the documentation trail that traditional lenders require. This is where Rodolfo's bilingual service and specialized investor relationships are most valuable.
ITIN holders without a Social Security Number, foreign national buyers purchasing in Texas, borrowers with recent credit events (bankruptcy, foreclosure, short sale), asset depletion candidates (retirees with substantial assets but low income), and self-employed borrowers who do not fit FHA or conventional.
Non-QM rates reflect the additional risk and documentation complexity — typically 1.0–2.5% above conventional rates. Down payments range from 10% (for strong ITIN borrowers) to 40% (for foreign nationals or recent credit events). Rates improve with larger down payments, stronger credit, and longer post-event seasoning.
30–60 days for Non-QM loans. Manual underwriting and documentation complexity add time. Having a complete file upfront is the single biggest timeline driver.
General guidelines — your specific situation may vary. Contact me for an exact assessment.
ITIN holders: valid ITIN, 2+ years of ITIN tax filing history, alternative credit documentation
Foreign nationals: valid passport and visa, 30–40% down payment, foreign credit report or reference letters
Recent credit events: minimum 12–24 months post-event seasoning depending on event type
Asset depletion: liquid assets sufficient to cover depletion income calculation for loan term
Minimum credit scores vary by program (500–620+ typical range)
Primary, second home, and investment property options available depending on program
From first conversation to keys in hand — here's what to expect.
Each Texas market is different. Here's how Non-QM Loans works specifically in each area we serve.
The Rio Grande Valley has one of the largest ITIN-holding populations in Texas. Families who have lived here for years —...
View RGV Details →San Antonio's diverse population includes significant immigrant communities, international business professionals, and b...
View SA Details →Austin's economy creates a unique class of non-QM borrowers — startup founders whose businesses are profitable but whose...
View ATX Details →Real questions I get asked all the time — answered directly.
Yes. ITIN mortgage loans are specifically designed for individuals who file taxes using an Individual Taxpayer Identification Number rather than a Social Security Number. These programs are real, legal, and widely used in the Rio Grande Valley and other Texas communities with large immigrant populations. You will need your ITIN, typically 2 years of ITIN tax returns, proof of income (bank statements, pay stubs, or business documentation), and a down payment of 10–20% or more depending on the program. Rodolfo specializes in ITIN loans and has closed dozens of them across the RGV.
Alternative credit programs allow us to establish creditworthiness using non-traditional sources: 12–24 months of rent payment history (from a landlord verification letter or cancelled checks), utility payments, insurance payments, and even cell phone payment history. The key is documented, consistent, on-time payment history. If you have been paying rent, utilities, and other regular bills on time in the United States for 1–2 years, we can often build an alternative credit profile sufficient to qualify for an ITIN or Non-QM program.
Many Non-QM programs have a 12–24 month waiting period after bankruptcy discharge — significantly shorter than the 4-year wait for conventional loans or 2-year wait for FHA. The rate and down payment requirements reflect the recency of the credit event: more recent bankruptcies require larger down payments (20–30%+) and carry higher rates. However, for borrowers who have rebuilt their financial standing post-discharge and have clear, consistent income, Non-QM is often the right bridge back to homeownership. We run the numbers honestly and show you the real monthly cost.
This is one of the most important questions to address directly. Non-QM is not the subprime of the 2000s. Modern Non-QM loans are made by regulated lenders, documented with real income verification (just alternative methods), and underwritten manually with careful attention to the borrower's actual ability to repay. The key is working with a loan officer who structures Non-QM responsibly — matching the program to the borrower's true financial situation, not to hit a commission. Rodolfo's practice is built on long-term relationships in the RGV community. That means you close a loan that serves your financial wellbeing, not one that stretches you beyond your real capacity.
Yes — foreign nationals can purchase real property in Texas. The process typically requires a valid passport and visa, a larger down payment (30–40%), a foreign credit reference or bank letters, and proof of income from your home country. Some programs also require a Texas-based bank account. RGV markets near the border have a long history of Mexican nationals purchasing investment and vacation properties, particularly in McAllen, Laredo, and Brownsville. We work with the specific documentation requirements relevant to Mexican nationals and can coordinate with your CPA or attorney on the ownership structure.
If using ITIN, file 2 years of ITIN tax returns before applying — this is the most critical step
Open a US bank account and establish 12–24 months of documented banking history
Document rent payments with cancelled checks or bank transfer records, not cash
For foreign national purchases, obtain a letter of creditworthiness from your primary bank in your home country
Don't assume one denial from a standard lender means you don't qualify anywhere — Non-QM is a specialty and the right specialist makes the difference
Free consultation. I'll tell you exactly what you qualify for and what your real monthly payment will be. Pre-approval in 24 hours.
NMLS #2248652 · Licensed in Texas · Response in 24 hours or less