Bank statement loans for self-employed Georgia investors.
For self-employed borrowers and investors whose tax returns understate what the business actually earns. We qualify on bank statements, or on no income documents at all, from $100,000 to $3,000,000. Georgia closings run through an attorney, and how you take title changes which rules apply. Business-purpose only, and every structure is set in underwriting.
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.
Does it matter whether I borrow personally or through an LLC in Georgia?
It matters more here than in most states, because Georgia's licensing law keys on the borrower's legal form. O.C.G.A. 7-1-1000(21) defines a mortgage loan as credit made to a natural person secured by an interest in one-to-four family residential property located in Georgia, regardless of where the loan is made. There is no purpose limiter in the definition and no business purpose, investor property, or non-owner-occupied exemption anywhere in 7-1-1001(a). So the identical 1-4 family investment loan sits inside that definition when the borrower is an individual and outside it when the borrower is an entity, and a loan on 5-plus unit multifamily, commercial property, or raw land sits outside either way. That is one more reason Georgia investor deals are usually papered to an LLC. There is also a $10 GRMA per-loan fee under 7-1-1011, paid by the borrower at closing on loans inside the definition. Raise titling with your attorney and with us before you go under contract.
Will a Georgia bank statement loan pay the intangible recording tax?
It turns on the term, not the documentation. O.C.G.A. 48-6-61 charges $1.50 for each $500 of face amount of a note secured by Georgia real property, about 0.30 percent, on an instrument securing a long-term note. Under 48-6-60(3), as amended by HB 586 effective July 1, 2025, long-term means any part of principal falls due more than 62 months from the date of the note. So a 30-year note is taxable, and on a $400,000 note that is $1,200 (400,000 / 500 = 800 units x $1.50 = $1,200), while a shorter structure inside 62 months pays zero. The county collects from the holder, who may pass it to the borrower but may not treat it as part of the finance charge. Ask your closing attorney to price it against your actual term. Subject to underwriting.
What does the Georgia income tax mean for a self-employed investor?
One flat rate, and it has been falling. HB 111 cut Georgia's flat individual rate to 5.19 percent effective January 1, 2025, and HB 463, signed May 11, 2026, cut it to 4.99 percent effective January 1, 2026, with provision for further annual reductions. Georgia applies the same flat rate to corporate income. On the entity side, the corporate net worth tax under Title 48 Chapter 13 Article 4 reaches corporations doing business or owning property in Georgia, but a partnership pays none and a single-member LLC pays none unless its owner is a corporation, so the usual investor vehicle owes nothing. We publish no Georgia rate for any year after 2026, because further reductions are revenue-trigger dependent. Bank statement underwriting looks at deposits rather than a return, but your tax position is still a conversation for your Georgia CPA.
What is different about the closing itself in Georgia?
An attorney runs it, in person, and holds the money. In re UPL Advisory Opinion 2003-2 approved the State Bar committee's position that preparing and facilitating the execution of a deed of conveyance by a non-attorney is the unauthorized practice of law, that the work cannot be delegated to a non-lawyer, and that a Georgia attorney must be physically present at the closing. There is no separate escrow company path. Georgia also has no remote online notarization for its own notaries, pandemic-era authority having lapsed in 2022, so plan on being at the table. Custom, not law, puts the transfer tax and the owner's title policy on the seller and the lender's policy and loan fees on the buyer, all of it negotiable. Confirm the current position with your closing attorney.
What credit score do I need for a Georgia bank statement loan?
640 is the floor. This is a documented-borrower program rather than an asset-based one, so credit is priced rather than set aside. At the floor, expect lower leverage rather than a decline, and there is no hard credit pull to open a file. If your score will not clear 640, our fix and flip, bridge, and construction programs carry no minimum score at all. Subject to underwriting.
How much do I put down on a Georgia bank statement loan?
From 20%. On a $400,000 Georgia purchase that is $320,000 from us and $80,000 from you (400,000 x 80% = 320,000), before closing costs. Qualification runs on bank statements, or on no income documents at all, depending on the structure. Loan sizes run $100,000 to $3,000,000. Budget the Georgia attorney fee and the 0.10 percent transfer tax on top of the down payment, plus the intangible recording tax if the note runs past 62 months. Subject to underwriting.
Is there a minimum loan size in Georgia on this program?
$100,000, running up to $3,000,000. Outside the metro counties Georgia has plenty of inventory under that floor, so check the number before you tie up a contract. If you are buying rentals and would rather qualify on the property's own income, the DSCR program in Atlanta is the other route, with the same $100,000 to $3,000,000 range. Subject to underwriting.
More Bank Statement / No-Doc questions, answered on the program page
Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.
Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-23.
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