Stylists, barbers & booth renters
Commission, tips, booth rent, and write-offs make your income look smaller on paper than it is. We work with lenders who know how to read it.
Self-employed first-time buyers ยท San Fernando Valley & Los Angeles
Buying your first condo when you work for yourself.
If your income comes from a chair, a truck, a storefront, or a 1099, you've probably heard "you don't qualify" from someone who never looked closely. Most lenders are set up for W-2 paychecks. We know how to get you from "I don't think I can" to keys in hand.
No credit pull, no obligation. A short conversation to see whether buying makes sense for you right now.
Built for people who work for themselves
When you're self-employed, your tax returns often show less than you actually make, and that's where first-time buyers get told "no" too early. We start by finding the lender and the program that fit how you get paid.
Owners, contractors & freelancers
Shop owners, trades, creatives, and anyone with an LLC or Schedule C. We'll map out what your last two tax years mean for a loan and what to do before the next filing.
Buying with a W-2 earner
A partner, family member, or friend with a paycheck can be added to the loan. Their income helps; their credit and debts also count. We'll show you whether it helps your file or hurts it.
What's different when you're self-employed
- Lenders use your net income, not your gross. Conventional and FHA lenders average the last two years of tax returns and add back a few non-cash expenses like depreciation. Every other write-off lowers the number you qualify on.
- Two years of history is the standard. Some lenders accept 12 months if you did the same work as an employee before, like a stylist who left a salon payroll to rent a booth.
- Bank-statement and 1099-only loans exist. When the tax-return number is too low, non-QM lenders qualify you on 12 to 24 months of deposits instead. Higher rate, larger down payment, and usually not combinable with CalHFA or county assistance.
- Sometimes the smart move is one more filing. Taking fewer discretionary deductions for a year raises your qualifying income. If you're 12 to 18 months out, that's worth planning now with your tax preparer.
- Paperwork is the bottleneck. Two years of returns with all schedules, a year-to-date profit and loss, and separated business and personal banking make a file move. Commingled accounts stall it.
How we help
The same three steps as any first-time buyer, with the lender matching done for how you actually earn.
A 15-minute conversation
You tell us how your business is structured, roughly what your last two returns show, what you have saved, and where you'd like to live. We tell you honestly whether now is the time or what would need to change first.
Lender and program matching
We introduce you to an independent lender who is comfortable with self-employed income and check which California and LA County assistance programs you may be eligible for.
Find and vet the right condo
We search the Valley and greater LA together, then dig into the HOA financials, reserves, and rules, including the ones that affect working from home, before you commit.
Common questions from self-employed buyers
I write off most of my income. Can I still get a loan?
Often, yes. Conventional and FHA lenders qualify you on net income from your tax returns, with some expenses (like depreciation) added back. If that number is too low, bank-statement loans use 12 to 24 months of deposits instead of tax returns, at a higher rate. The right answer depends on your numbers, and sometimes the best move is adjusting how you file for one year before buying.
How long do I need to have been self-employed?
Most conventional lenders want a two-year history. Some will accept 12 months if you were doing the same kind of work as an employee before, or if you've been in the field for a while under a different structure. We'll help you figure out where you land.
Can I still use down payment assistance?
Usually, yes, if you're going through a conventional or FHA loan. CalHFA and LA County programs qualify you on the same tax-return income the lender uses. Bank-statement and other non-QM loans generally can't be paired with these programs, which is one reason it's worth seeing whether the tax-return route works first.
Does business debt count against me?
Loans or leases in the business's name can often be excluded if you can show the business pays them from its own account. Debt in your personal name counts, even if it's for the business.
Is this a lender?
No. Real Brokerage Technologies, Inc. is a licensed real estate brokerage. We introduce you to independent lenders and help you compare options; loan approval and program eligibility are decided by the lender and the administering agency.
Ready to find out where you stand?
A short conversation, an honest answer, and a clear next step. Bring your last two returns if you have them handy; if not, we'll start without them.
Get started