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Program 06
Bank Statement / No-Doc in Boulder
Boulder investors qualify for bank statement loans without tax returns.
Built for self-employed investors whose tax returns don't tell the whole story. We qualify on bank-statement cash flow or on the asset itself, with no W-2s and no tax returns, so write-offs and a complex return don't work against a strong borrower. Boulder's CU-adjacent contractors, consultants, startup founders and licensed rental operators often bank stronger cash flow than a return alone shows. Business-purpose only, and every structure is set in underwriting.
0
tax returns
No-doc
options
Self-employed
friendly
$3M
max loan
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
We can underwrite using 12 to 24 months of bank statements, or structure a no-doc loan that leans on the property and your reserves. It fits business owners, 1099 earners, and investors who don't fit a conventional income box.
Who it's for
Self-employed investors
Business and 1099 income
Investors with heavy write-offs
Personal name or LLC
Typical terms
Loan amount$100K to $3M
Income docsBank statements or none
PropertyInvestment / business-purpose
TermShort-term or 30-yr
CreditFrom 640
Down paymentFrom 20%
*Typical terms, subject to underwriting and market conditions.
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Local FAQ
Bank Statement / No-Doc in Boulder, answered.
Who in Boulder actually needs a bank statement loan instead of a conventional one?
Mostly the CU-adjacent and lab-adjacent self-employed: contractors, consultants and startup founders whose tax returns understate their real cash flow. Boulder's economy runs on the University of Colorado (38,808 students in fall 2025), the NIST, NOAA and NCAR federal science labs, the Highway 36 aerospace and hardware corridor, and the software and life-sciences cluster around Flatiron Park. A lot of the work orbiting that base lands as 1099 income, an LLC, or a small consultancy rather than a W-2, and a return built to minimize taxable income reads thin to a conventional underwriter. We read 12 to 24 months of bank deposits instead.
I hold a Boulder rental license or a short-term rental license. Does that make my income harder to qualify?
No, and it's often exactly the profile this loan is built for. A licensed Boulder rental carries a real filing load: a four-year license, a private inspection, SmartRegs energy compliance, and, for a short-term rental, an annual affidavit and fee on top of accommodations and sales tax filings. An investor running several of those, or holding both a Short-Term Rental Licence and a Vacation Rental Licence in unincorporated Boulder County, files a busier return than a W-2 employee, not a simpler one. We qualify on what actually moved through your bank account, not on how many schedules your return carries.
My consulting or contracting income swings year to year. Can bank statements handle that?
That's what this loan is built to read. Boulder is not a growth market right now: home values were down across every submarket of the county through mid-2026 and the county's population has been roughly flat to slightly down since the 2020 census, so income tied to a startup, a consulting practice, or contract work in that environment does not always land the same on a return two years running. Twelve to 24 months of bank deposits show the actual cash flow, swings included, so a strong stretch doesn't get buried by a weak one on paper.
I write off a lot of business expenses and my Schedule C looks thin. Is that a problem in Boulder?
It's the normal picture for a self-employed Boulder filer, which is the reason this loan exists. A Schedule C net-income figure is what's left after every deduction a good preparer can find, so it systematically understates the cash a self-employed founder, consultant or contractor actually banks in a lab-and-university economy like Boulder's. Reading 12 to 24 months of deposits instead is a different question with a different answer. What counts from those deposits, and how business versus personal accounts are treated, is set in underwriting on your specific file.
Does Colorado's flat income tax change how I should structure a bank statement loan, in my name or an LLC?
It keeps the entity math simple either way. Colorado charges a flat 4.4% individual and corporate income tax, with temporary TABOR-triggered cuts in some years, and no franchise tax and no entity-level net worth tax on LLCs, so income held personally or inside an entity is taxed at the same flat rate rather than jumping between brackets. That doesn't decide how to title a Boulder purchase; talk to your CPA about entity structure. What we underwrite is your bank statements, and this program funds in a personal name or an LLC.
Boulder's home prices are high. Does the program's 20% down payment minimum still apply here?
Yes, the same 20% minimum applies everywhere the program runs, Boulder included. At Boulder's June 2026 mid-tier home value of $956,462, a 20% down payment works out to about $191,000, with roughly $765,000 borrowed (956,462 x 20% = 191,292). Loan amounts run $100,000 to $3 million, so a single Boulder door usually clears the floor without trouble. Income is documented with bank statements or no income docs at all, depending on the structure, and terms are set in underwriting.
FAQ
Bank Statement / No-Doc questions, answered.
What is a bank statement loan, and how is it different from a no-doc loan?
A bank statement loan qualifies you on 12 to 24 months of business or personal bank deposits instead of tax returns, which suits self-employed borrowers whose returns understate their real income. A no-doc (or no-ratio) loan goes further and leans on the property and your reserves rather than any income calculation. Both are business-purpose loans for investment property, not consumer mortgages.
Do I really not need tax returns or W-2s?
Correct. We do not ask for tax returns, W-2s, or pay stubs on these programs. We verify the deal, your credit, and either your bank-statement cash flow or your reserves, depending on the structure. It is built so write-offs and a complex return do not work against a strong borrower.
Who is a bank statement or no-doc loan best for?
Self-employed investors, business owners, and 1099 or commission earners whose write-offs shrink their taxable income. If your bank deposits tell a stronger story than your tax return, this is usually the right fit.
What credit score and down payment do I need?
We lend from a credit score of 640, with the best terms going to stronger credit, and a down payment starting around 20%. Across the market these programs often want 660 or higher and 20% to 30% down. Stronger credit and more equity improve both your rate and your leverage.
What rates and terms can I expect?
Pricing is higher than a fully documented conventional loan because the lender takes on more uncertainty, and it varies with your credit, leverage, and the structure. We offer both short-term and long-term options, so we match the term to whether you are flipping, bridging, or holding.
Can I close in an LLC?
Yes. These are business-purpose loans and routinely close in an LLC or other entity. Holding investment property in an entity is standard and often preferred.
Resources
Guides for Bank Statement / No-Doc
Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
Read the guide Rental / DSCR · 5 min read
DSCR vs Conventional Loan: Which Is Better for Investment Property?
Read the guide Bank Statement / No-Doc · 5 min read
Bank Statement and No-Doc Loans for Self-Employed Investors
Read the guide Rental / DSCR · 5 min read
How to Finance a Rental Property in an LLC
Read the guide Compare
Bank Statement / No-Doc vs. other options
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