You help your clients reduce their taxable income. That is your job, and you are good at it. The problem is that traditional mortgage lenders use the same number you just reduced — adjusted gross income from the tax return — to determine how much house your client can buy. The better you do your job, the harder their mortgage qualification becomes.
Bank statement loans solve this. They qualify borrowers based on actual bank deposits, not tax return AGI. Your client keeps their tax strategy, keeps the savings you worked together to build, and still qualifies for a mortgage. The two are not in conflict when you work with a lender who knows how to use the right program.
Why CPAs Refer Clients to Brandon
The problem most of your self-employed clients run into is not their income — it is the way traditional mortgage underwriting measures it. A business owner who deposits $180,000 a year but shows $75,000 on their Schedule C is not a bad borrower. They are a borrower in the wrong program.
Bank statement loans look at deposits, not returns. Your client's write-off strategy stays intact. The mortgage qualification is based on what actually hits their account, not what's left after deductions.
The referral is easy and takes almost no time. One introduction — by phone, email, or sending them this page — is all that is needed. Brandon handles everything from there.
You do not have to restructure anything for your client to qualify. The bank statement loan is designed to work alongside an existing tax strategy, not require a different one.
Self-employed lending is Brandon's core business. This is not a specialty Brandon is developing. It is the primary segment Brandon serves. Bank statement loans, 1099 programs, DSCR for investor clients — these are the deals Brandon works every week.
Start Referring Your ClientsSelf-Employed Loan Programs Your Clients Need
| Program | How It Works | Requirements |
|---|---|---|
| Bank Statement Loans | 12 or 24 months of personal or business bank statements replace tax returns entirely. Qualifying income is based on average monthly deposits, with an expense factor applied to estimate net income. | Minimum 620 credit, 10% down on a primary residence. No 4506-T, no tax transcripts. |
| 1099 Income Programs | For independent contractors and sole proprietors with documented 1099 income. Two years of 1099s are used for qualification — particularly useful for clients whose gross 1099 income is strong but whose Schedule C shows lower net income. | Independent contractors with documented 1099 income |
| P&L Only Programs | A CPA-prepared profit and loss statement is used for income qualification, with no bank statements or tax returns required. For the right client profile, this is the most streamlined option. Brandon determines whether this program fits based on the specific borrower and lender. | No bank statements or tax returns needed |
| Asset Depletion | For clients with significant liquid assets and limited monthly income. The lender calculates qualifying income by dividing total eligible assets over the loan term. Useful for clients who are asset-rich but income-lean on paper. | High-net-worth clients with complex income |
| DSCR Loans | Rental property income is used to qualify — not the borrower's personal income. No tax returns, no employment verification. Useful for clients building real estate portfolios who want to keep their personal income documentation separate from their investment activity. | No tax returns, no employment verification |
Each program serves a different client profile. Some of your clients will qualify for bank statement loans. Others may need a P&L-only program or asset depletion. Brandon determines the best fit during the qualification process and matches them with the right lender from a network of over 100 wholesale partners.
See also: Non-QM Loans Houston | Investment Property Loans | Self-Employed Mortgage Houston
How the Referral Process Works
- You refer your client to Brandon — by phone (832-997-1527), email (Brandon.H@LockItMtg.com), or by sending them this page.
- Brandon contacts them within 24 hours and reviews their full financial picture to identify the right program.
- If a CPA letter is needed, Brandon provides the exact template language and explains precisely what the letter needs to say. No guessing on your end.
- You sign the letter — typically 5 minutes of your time. Standard factual verification, no financial projections or liability exposure.
- Brandon handles everything from there — application, underwriting, lender coordination, appraisal, closing.
Your involvement after the initial introduction is minimal. The goal is that a referral to Brandon costs you five minutes and gives your client a clear path to homeownership that their tax strategy was otherwise blocking.
Schedule a Quick Call to Get StartedWhat Your Clients Get
A lender who understands how self-employed income works and which programs fit different structures.
Qualification based on bank deposits, not tax return AGI — their write-offs stay intact.
Same-day pre-approval in most cases.
Rate shopping across 100+ wholesale lenders for the best available terms.
Bilingual Vietnamese service for clients who prefer to work in Vietnamese.
Availability evenings and weekends — useful for clients who are busy during business hours.
Bank Statement Loan Overview for CPAs
How deposits are calculated. The lender reviews total deposits over 12 or 24 months and calculates an average monthly figure. That average is then adjusted using an expense factor to estimate net qualifying income.
Personal vs business accounts. Business accounts typically carry a lower expense factor (some lenders use 25% to 35% rather than 50%), which results in higher qualifying income from the same gross deposits. If a client has both, Brandon determines which account — or which combination — produces the strongest file.
Expense factor. Applied to gross deposits to arrive at a net qualifying income estimate. The standard expense factor for personal accounts is 50%. For business accounts, it varies by lender, often 40% to 50%. A CPA letter can sometimes support a reduced expense factor on personal accounts by documenting actual business overhead.
What the lender pulls. Bank statements (all pages for the selected period), a verification of deposit, and a credit report. The lender does not request tax transcripts and does not pull a 4506-T. Your client's tax return is not reviewed for income qualification purposes.
Why this does not affect the client's tax strategy. The bank statement loan is underwritten entirely on deposit history. The tax return is not part of the income calculation. Your client's filing remains unchanged. There is no reason to amend returns, adjust write-offs, or restructure anything to qualify.
Read more: Bank Statement Loans Houston | Bank Statement Loan Checklist
CPA Letter Requirements
When a CPA letter is required (which is not always the case), here is what it needs to include — and what it explicitly does not need to include.
What the Letter Must Include
1. That the borrower is a client of your firm
2. The borrower's business name and entity type (sole proprietorship, LLC, S-corp, etc.)
3. How long the borrower has been self-employed
4. That the business is currently active and operating
What the Letter Does NOT Need to Include
No income projections or revenue figures
No profitability statements or estimates
No financial guarantee or certification of earnings
No anything that creates financial liability for your firm
That is the full extent of it. The letter verifies facts you already know. It does not project income, guarantee repayment, or expose your firm to any mortgage-related liability.
If you have questions about the letter before referring a client, call Brandon at 832-997-1527.
Frequently Asked Questions
What is a CPA letter for a mortgage?
A brief letter confirming that your client is self-employed — their business type, how long they have been operating, and that the business is currently active. It is a factual verification, not a financial projection. Brandon provides the exact template, so there is no ambiguity about what is needed.
Does signing a CPA letter create liability for me?
The standard verification letter only confirms factual information you already know: client relationship, business structure, years in operation, current active status. It makes no financial projections and no representation about future income. It is not a guarantee of any kind. If you want to review the exact language before referring your first client, Brandon can walk through it with you.
How much time does this take on my end?
The referral itself takes a few minutes — a phone call, email, or text introducing your client. If a CPA letter is needed, that is typically five minutes to review and sign. Everything else is handled by Brandon from that point.
What is a bank statement loan?
A mortgage that qualifies the borrower based on 12 to 24 months of bank deposits rather than tax returns. It lets self-employed borrowers buy a home based on their actual cash flow rather than their adjusted gross income. The product was designed specifically to address the gap between what self-employed people earn and what their tax returns show. Read more on the bank statement loans page.
Do all self-employed borrowers need a CPA letter?
No. Many bank statement programs do not require one. It depends on the specific lender and the file. Brandon determines whether a letter is needed during the qualification process and will tell you before asking for anything.
How do I refer a client?
Call 832-997-1527, email Brandon.H@LockItMtg.com, or send your client this page. Brandon reaches out to them within 24 hours and handles the conversation from there.
Start Referring
Fill out the form below or call Brandon directly at 832-997-1527. Brandon will reach out within 24 hours to discuss how to work together.
Refer Your Clients
Or call directly: 832-997-1527
See also: Realtor Partner Program | Self-Employed Mortgage Guide | 1099 Contractor Mortgage Guide