Bank Statement / No-Doc in Houston

More common than the national average, and growing. Harris County counted 553,646 nonemployer establishments in 2023, up 15.3% from 2019, with $30.5 billion in receipts and $55,082 in average receipts per business. Construction was the largest sector at 66,415 establishments, which tracks with a metro where investors build as often as they buy. About 29% of Harris County tax returns reported business or professional income in tax year 2022, well above the national share, and the county's self-employment rate, 10.56% of employed workers against 9.94% nationally, is the strongest of the self-employment reads we have for any Texas metro we cover. New business applications hit 99,688 in 2025, up 6.5% year over year and 67.1% above 2019. A nonemployer count is a proxy for self-employment, not a headcount of self-employed people, but the direction holds either way: Houston carries an outsized share of owner-operators whose write-offs and depreciation make a tax return look weaker than the business actually is. That is the file this loan is built for. Start an application.

Yes. The circuit-breaker cap on non-homestead property is scheduled to lapse. Under Texas Tax Code section 23.231, appraised value on non-homestead real property at or below an indexing threshold, $5 million for tax year 2024, cannot rise more than 20% in a year plus new improvements. It took effect January 1, 2024 and expires December 31, 2026 unless the Legislature extends it. The 10% homestead cap never applied to investment property in the first place, so this was the only appraisal brake an investor had. If you're buying a Houston rental to hold, stress the tax line for a year without that cap rather than assuming it renews. Your CPA or property tax counsel is the right person to size the exposure on your specific parcel.

Yes. Only about 1 in 7 Harris County households carries flood insurance at all. The county has roughly 262,391 active NFIP policies averaging $931 a year, so a seller with no policy usually means no lender required one, not that the property is clean. The proposed MAAPnext maps would more than double the Harris County properties sitting in the 100-year floodplain, from about 158,500 to roughly 330,000, and those maps still face months of review. Under Risk Rating 2.0 FEMA prices each property on more than 30 property-specific factors rather than mainly on its mapped zone, so the map change drives the mandatory-purchase trigger for federally backed mortgages while the rating engine drives the premium. Two different questions. Put a real flood premium in the expense stack on any Houston file being remapped.

Check the jurisdiction first, because in parts of the metro there is no short-term revenue to plan on. The City of Houston adopted a short-term rental ordinance that took effect January 1, 2026, defining a short-term rental as a dwelling unit, or part of one, rented for less than 30 consecutive days, and requiring registration with owner and property information, an emergency contact, tax documentation, proof of completed training, a signed authorization form and a fee. Pearland no longer allows short-term rentals in residentially zoned areas after a February 2026 code amendment, with the 19 listings active at adoption grandfathered, and the City of Sugar Land's own FAQ says short-term rentals are not permitted there. Rules for Katy, The Woodlands, Cypress, Spring and Pasadena vary and Texas has no statewide preemption, so confirm with the specific city or county before you count on that income.

Sometimes. The test is whether the rent carries the property once you stress it. Houston rents are flat rather than climbing. Median single-family asking rent was $1,918 in July 2026, flat month over month and down slightly year over year, and the multifamily market ran 88.1% occupancy in Q2 2026 with 13,066 units under construction and average asking rent at $1,368, down from $1,380 a year earlier. New apartment lease-up concessions compete directly with a Class B single-family rental in the same submarket, so stress the rent, not the appreciation. If the property carries itself on stressed rent, a DSCR loan is often the cleaner file. If it doesn't yet, bank statements can do the qualifying. Send us the scenario and we'll tell you which one fits.

We originate it and a lending partner funds it, so your application finishes on the partner's portal. We review the scenario either way and stay with the file, and pricing, terms and documentation are set in underwriting rather than quoted up front. Texas closes through title companies rather than attorneys, and title insurance premiums are promulgated by the Texas Department of Insurance, with the current rates effective March 1, 2026, so every licensed title company charges the same basic premium. That means you shop title on execution and on willingness to handle your structure, never on price. One Houston-specific point worth raising early: this is a no-zoning city, so recorded deed restrictions and any Chapter 42 special minimum lot size or building line on the block are what govern the property, and those live in the title commitment. Read them with your attorney before closing. You can start an application or talk to us first.

From 20%. On a $300,000 Houston purchase that is $60,000 from you and $240,000 financed (300,000 x 20% = 60,000). Loan amounts run $100,000 to $3M, and the term can be short-term or 30-year depending on the hold. Income comes from bank statements or no documents at all, so the down payment, not the tax return, is the number to plan around. Subject to underwriting.

640 is the floor, so yes. Bank statement loans are one of the programs where credit is a real gate. Our asset-based short-term loans carry no minimum score, but this one starts at 640. A score at the bottom of the range is usually met with lower leverage rather than a decline, and there is no hard credit pull to get a read on the scenario first. Subject to underwriting.

$100,000. The program runs $100,000 to $3M and is for investment and business-purpose property only, never a primary residence. A low-priced Houston purchase can fall under the floor on price alone, so send the purchase price early and we will say straight away whether it sizes. Subject to underwriting.