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Bank statement lending
For business owners and self-employed borrowers whose tax returns do not reflect usable cash flow.
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Niche lending · Non-QM · Commercial · Land · Investor finance
Mortgage strategy for complex income and serious real estate goals.
Advisory-led financing for physicians, executives, founders, business owners, real estate investors, and self-employed borrowers pursuing residential, commercial, land, and portfolio-based opportunities.
Harout Ter-Papyan
Mortgage Consultant · Sunny Home Loans, LLC · NMLS #2543120
Scenario-first reviewIncome, assets, property, timing, and exit strategy are evaluated together.
Program comparisonConventional, jumbo, Non-QM, DSCR, commercial, and land paths are mapped clearly.
Documentation planKnow what the file needs before underwriting friction appears.
Direct advisoryWork with one consultant who understands the whole borrower picture.
Perspective
Standard lending often misses the strongest parts of the borrower profile.
High-income borrowers are not always simple borrowers. Business ownership, write-offs, bonus income, equity compensation, investment properties, entities, liquidity, and tax strategy can all create friction in a traditional lending review.
The work is to translate a complex financial picture into a clear financing thesis: which programs fit, what documentation supports the file, and which structure creates the best balance of cost, certainty, and flexibility.
01Assess the borrower's complete financial architecture.
02Map viable lending paths across agency, jumbo, Non-QM, commercial, land, and investor-focused options.
03Structure the file around documentation, reserves, leverage, and timing.
Capabilities
Specialized options for non-standard scenarios.
The right loan structure is determined by the borrower's income story, balance sheet, property objective, deal economics, risk profile, and long-term investment plan, not simply by a rate sheet.
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DSCR investor financing
Investment property financing built around rental income potential, portfolio growth, and cash-flow strategy.
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Jumbo and high-balance loans
Strategic financing for higher-priced California properties and affluent borrower profiles.
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Asset depletion
Using eligible assets as part of a qualifying framework for borrowers with strong net worth or liquidity.
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Medical professional loans
Options for doctors, dentists, residents, fellows, and high-earning medical professionals with specialized income paths.
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Commercial property loans
Financing strategy for mixed-use, multifamily, office, retail, industrial, and owner-user commercial opportunities.
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Land and lot financing
Loan options for investors, builders, and buyers acquiring vacant land, residential lots, acreage, or future development sites.
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Alternative credit profiles
Solutions for borrowers who may not fit agency guidelines, standard employment history, or traditional documentation.
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Client Profiles
Designed for clients with financial complexity.
A tailored review is most valuable when income, assets, ownership, or property strategy are strong but not easily captured by standard underwriting.
These are the borrower profiles where a strategic lending review can uncover options that a standard bank conversation may miss.
Physicians and medical professionals
High income, complex debt, contract timing, residency or fellowship transitions, and specialized compensation paths.
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Founders and business owners
Revenue-based income, entity structures, write-offs, retained earnings, and tax strategy that can understate cash flow.
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Executives and equity earners
Bonus, RSU, stock, deferred compensation, and variable income requiring a more disciplined qualification review.
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Real estate investors
Portfolio growth, DSCR analysis, commercial acquisitions, land opportunities, cash-flow positioning, and property-by-property financing strategy.
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Self-employed high earners
Strong earnings with deductions, variable deposits, business expenses, and documentation that require alternative review.
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Commercial and land investors
Borrowers acquiring income-producing properties, mixed-use assets, vacant land, lots, acreage, or future development sites.
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Method
A structured process for complex files.
The objective is not to force a borrower into one product. It is to establish a clear financing thesis, identify viable paths, and execute with documentation discipline.
01
Diagnose the scenario
Review income type, ownership structure, property objective, credit, reserves, down payment, equity, tax treatment, and timing.
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Map the lending paths
Compare conventional, jumbo, Non-QM, DSCR, bank statement, asset-based, commercial, land, second mortgage, or portfolio-style options.
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Model the tradeoffs
Evaluate rate, points, payment, cash to close, reserves, loan-to-value, debt-service coverage, documentation burden, prepayment considerations, and refinance or exit flexibility.
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Execute the strategy
Move forward with a defined structure, clean documentation plan, and a practical path to pre-approval, approval, or closing.
No generic boxEach file is reviewed around the borrower's actual financial architecture.
Scenario strategyBuilt for borrowers who need more than a basic pre-approval letter.
Documentation disciplineClear expectations before underwriting friction appears.
Cost clarityRate, points, payment, cash flow, and flexibility are evaluated together.
Private Review
Request a confidential mortgage strategy review.
Share the basics of your scenario. I will help determine which niche, Non-QM, jumbo, commercial, land, investor, or alternative documentation paths may fit.
Harout Ter-Papyan
Mortgage Consultant · Sunny Home Loans, LLC
Call/Text: 818-632-5768
Email: hterpapyan@sunnyhl.com
NMLS #2543120
Mortgage Consultant · Sunny Home Loans, LLC
Call/Text: 818-632-5768
Email: hterpapyan@sunnyhl.com
NMLS #2543120