1099-Only Mortgages in Hawaii

1099-only mortgages let independent contractors, gig-economy workers, and commission-based earners qualify on the gross income shown on their 1099 forms — no tax returns to expose business write-offs, no bank statement deposit averaging. The most recent 1 or 2 years of 1099s drive qualifying income directly.

Hawaii at a glance

Major metro
Honolulu
2026 conforming loan limit (1-unit)
$832,750 to $1,249,125
High-cost counties
Yes
Active matching programs
18

Who it's for

Real estate agents, insurance agents, independent contractors, gig-economy workers (Uber, DoorDash), commissioned sales reps, and consultants who receive 1099s instead of W-2s.

Programs available in Hawaii

Non-QM Mortgage Program

confirmed 5/17/2026

A non-QM second mortgage program allowing homeowners to access equity without impacting their existing first mortgage rate, available with various income documentation types.

LTV up to 90%12mo-bank-stmt, 24mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/10/2026

A closed-end second mortgage program offering flexible income documentation including bank statements, P&L, 1099, WVOE, DSCR, and full doc options with up to 90% CLTV.

LTV up to 90%12mo-bank-stmt, 24mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/19/2026

Second mortgage program available for owner-occupied, non-owner occupied, and second homes with bank statement or full documentation.

FICO 660+LTV up to 85%12mo-bank-stmt, full-doc

Non-QM Mortgage Program

confirmed 5/19/2026

A closed-end second mortgage program designed to help borrowers access home equity without refinancing their existing first mortgage. It supports various documentation types including full doc, bank statement, P&L, WVOE, 1099, and DSCR.

FICO 700+LTV up to 75%full-doc, 12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/22/2026

Non-QM purchase loan program offering up to 90% LTV with loan amounts up to $1.5M, available for various income documentation types including bank statements and 1099s.

FICO 700+LTV up to 90%12mo-bank-stmt, 24mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/11/2026

A 40-year mortgage program featuring a 10-year interest-only period followed by a 30-year fixed-rate term, designed to improve monthly cash flow.

FICO 620+full-doc, 12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/11/2026

Flexible second mortgage options for primary, second home, and investment properties with up to 90% CLTV and various income documentation types.

LTV up to 90%full-doc, 12mo-bank-stmt

Bank Statement Loan for Self-Employed

confirmed 5/10/2026

Flexible income qualification options including bank statements, 1099s, and tax returns for primary residences, second homes, and investment properties with loan amounts up to $3.5M.

LTV up to 90%12mo-bank-stmt, 24mo-bank-stmt

Bank Statement Loan for Self-Employed

confirmed 5/10/2026

A 40-year fully amortized loan program available for various documentation types including full doc, alternative income documentation, and DSCR options.

full-doc, 12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/12/2026

A closed-end second lien program that allows borrowers to access equity in primary residences, second homes, and investment properties without refinancing their first mortgage. It offers flexible income documentation options or DSCR qualification.

LTV up to 85%12mo-bank-stmt, 24mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/11/2026

A flexible Non-QM program that allows borrowers to combine multiple income sources including W2, 1099, rental, and bank statements to qualify for higher loan amounts without requiring tax returns.

alt-doc, 12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/16/2026

A non-QM loan program for 1099 earners that allows for income qualification using 1099 statements with up to 90% LTV.

LTV up to 90%1099-only

1099-Only Income Loan

confirmed 5/10/2026

A non-QM loan program for self-employed borrowers and contractors using 1099 income, featuring no minimum time requirement for 1099 pay structure.

1099-only

Non-QM Mortgage Program

confirmed 5/10/2026

A non-QM loan program for 1099 earners that qualifies borrowers using up to 90% of gross 1099 income without requiring tax returns.

LTV up to 90%1099-only

Non-QM Mortgage Program

confirmed 5/23/2026

A non-QM second mortgage program offering up to 90% CLTV for primary, second home, and investment properties with flexible income documentation options.

LTV up to 90%full-doc, 12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/15/2026

A closed-end second lien loan option that supports various income documentation types or DSCR qualification for cash-out needs.

LTV up to 85%12mo-bank-stmt, 24mo-bank-stmt

1099-Only Income Loan

confirmed 5/8/2026

Non-QM program for 1099 earners using 1 year of 1099 documentation and check stubs to verify income trends.

FICO 750+LTV up to 80%1099-only

Non-QM Mortgage Program

confirmed 5/20/2026

A non-QM second mortgage program allowing borrowers to access home equity without impacting their existing first mortgage rate. Available with various income documentation types including bank statements, P&L, 1099, WVOE, DSCR, and full documentation.

12mo-bank-stmt, 24mo-bank-stmt

Frequently asked questions

How is income calculated from 1099s?

Most programs use gross 1099 income with a small expense reduction (often 10%). A few programs use 100% of gross. The 1099 amounts are summed and divided by 12 or 24 to produce monthly qualifying income.

How many years of 1099s do I need?

Standard is 2 years, but many programs accept 1 year if the borrower had W-2 employment in the same industry the year prior. A few specialty programs accept 1 year unconditionally.

What if I have multiple 1099 sources?

Combine them. Most programs accept any number of 1099 issuers as long as the work is in the same general line of business.

Can a real estate agent use 1099-only?

Yes. This is one of the most common borrower profiles for 1099-only programs.

Get a rate for Hawaii

Pricing for Honolulu and the rest of Hawaii. No personal information required.

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Today's mortgage rates

Conventional

5.875%

5.906% APR

FHA

5.375%

5.405% APR

VA

5.375%

5.402% APR

Conv: 80% LTV, 780 FICO. FHA: 96.5% LTV, 680 FICO. VA: 100% LTV, 680 FICO. 30-yr fixed. Your rate may vary.