Who is a mortgage loan originator serving Franklin and Middle Tennessee?

Keith Goeringer is a Loan Originator at Barrett Financial Group, NMLS #488023, serving buyers in Franklin, Williamson County, and Middle Tennessee. Call or text (615) 955-0461 or email keith@keithgo.com.

How many months of bank statements do you need?

12 or 24, depending on the lender and how long the business has been open. Bring 24 if you have them. We will tell you if 12 is enough.

Can I use both personal and business bank statements?

Often yes. Some programs want one or the other. Mixing accounts without a rule is how deposits get double-counted or thrown out. We will tell you which statements to export from the bank. Do not screenshot random months.

What if my bank statements show some large, unusual deposits?

We need the source. Gift letter, bill of sale, transfer from another account you own. Unexplained lumps can be excluded from qualifying income. Do not scramble money between accounts right before you apply.

Are these loans only for primary residences?

No. Primary is the common use for self-employed buyers. Some lenders allow second homes or investments. If the property is a rental and you want to qualify off rent, look at DSCR instead.

What kind of credit score do I need for a bank-statement loan?

Good credit. Overlays vary by lender and down payment. This is not the product we use to fix a 550. If the score is the problem, we start there.

Self-employedNo tax-return income

Nashville Self-Employed? Bank Statements Can Buy Your Home.

A bank-statement loan is a non-QM mortgage that qualifies self-employed borrowers from 12 or 24 months of deposits instead of tax-return net income. It is for business owners, freelancers, and 1099 contractors whose write-offs make a Fannie Mae file look smaller than the cash in the account.

See if you qualify (615) 955-0461

Who qualifies

You are self-employed, a business owner, or a 1099 contractor.
At least 12 months of consistent deposits. 24 months is common.
Tax returns show write-offs that shrink the income a conventional underwriter would use.
Good credit. These programs are not a repair product for a 500 score.
A larger down payment than a 3% conventional file. Typically 10% or more.
You want to buy in Nashville or Middle Tennessee, or elsewhere Barrett can close.

How it works

1
We use 12 or 24 months of personal or business bank statements instead of relying on tax-return net income.
2
Qualifying income is calculated from eligible deposits, minus the program's expense factor or using a CPA letter, depending on the lender.
3
We match loan amount, down payment, and credit to a non-QM overlay.
4
You bring a larger down payment than a typical 3% conventional loan.
5
You close.

East Nashville, The Gulch, Franklin, Germantown, Nolensville, Spring Hill. This town is full of people who run a real business and then hand a conventional underwriter a tax return that looks like they are barely making it. That is not a character flaw. That is depreciation, a home office, a vehicle, and a CPA doing the job you paid them to do.

A bank-statement loan looks at deposits. Not every deposit counts. Transfers between your own accounts do not. A one-time cash sale of a truck does not magically become monthly income. Consistent revenue does.

This is not a bad-credit product

The myth is that non-QM means 'the bank of last resort.' Bank-statement files usually want decent credit and 10% or more down. If the problem is a 550 score, we talk about FHA, credit, or waiting. If the problem is Schedule C net income of $48,000 on a business that deposits $18,000 a month, this is the conversation.

Personal statements, business statements, or both

Some programs use personal accounts. Some use business. Some allow a mix. A CPA expense-ratio letter can replace a blunt 50% haircut on gross deposits. We pick the method that actually qualifies you, not the one that is easiest to explain in an ad.

Large unusual deposits need a paper trail. Gift, sale of an asset, transfer from another account. Do not start moving money between LLCs the week before we pull statements.

Rates and occupancy

Non-QM pricing is not the same as a 780-score conventional 5% file. It is also not automatically 'extremely high.' We quote it next to the conventional denial so you can see the cost of using real cash flow. Primary residences, second homes, and some investments can fit. Ask. Do not assume this is only a rental product. DSCR is the rental product. This is the self-employed primary product.

How it compares to Conventional

Feature	Bank statement	Conventional
Income used	12 or 24 months of eligible deposits	W-2, tax returns, and GSE rules
Down payment	Typically 10% to 20% or more	As low as 3% to 5% on some files
Credit	Good to excellent. Not a repair program.	Can be more flexible into the 620s
Best for	Self-employed with strong deposits and heavy write-offs	W-2 income that already shows on the return

Common myths

Bank-statement loans are only for people with bad credit.
The opposite. These overlays usually want a solid score and a real down payment. The gap they fill is income documentation, not a 500 FICO.
You don't need a down payment.
Plan on 10% or more. $0 down is VA or USDA, not non-QM bank statement.
The rates are extremely high, so the product is useless.
You pay something for flexibility. We put the payment next to rent and next to a conventional file that does not qualify. Then you decide.

Sources and what to verify

This is general mortgage education, not a commitment to lend. Rates, programs, overlays, and eligibility depend on the borrower, the property, and investor guidelines. Confirm current terms with Keith Goeringer or the official agency (HUD, VA, USDA, FHFA, THDA, CFPB). NMLS #488023. Barrett Financial Group.

Questions about Bank statement?

Keith Goeringer will tell you what you qualify for and what it will cost. No call center.