The write-off problem
A good accountant lowers your taxable income. A conventional lender uses that same number to decide what you can afford, so the better your tax planning, the less you qualify for.
Bank statement loans
These loans look at 12 to 24 months of deposits and apply an expense factor to estimate income. Tax returns are not part of the file.
You will generally need two years of self-employment and a down payment of 10% or more.
Other routes
A profit and loss statement prepared by your CPA, 1099 forms, or your assets can each be used to qualify with the right lender.
For rental property, a DSCR loan skips personal income altogether and qualifies on the rent.
How to prepare
Keep business and personal accounts separate, avoid large unexplained transfers, and talk to me before filing if you plan to buy in the next year. Small choices on a return can change what you qualify for.
This article is general education, not financial, tax or legal advice. Guidelines change and vary by lender. Talk with Mike about your own situation.