Knowledge Hub · 14 pages

💼Life Situations

Self-employed, 1099, retired, military, divorced, newly married, and more.

“My situation isn't standard — can I still qualify?”

Overview

Underwriting guidelines were written for a W-2 employee with one job and no complications. Almost nobody is that person anymore.

These pages cover how lenders actually document and count non-standard income and life events — and what documentation gets you approved.

Start hereSelf-employed mortgage requirementsTwo years of returns, add-backs, and how underwriters calculate your real income.Read it

Learning path

The right order for this topic.

Your situation

Can I buy a house with 1099 income?Yes — 1099 contractors qualify for every major loan program. Here's exactly how underwriters read your 1099 income and what alternatives exist when tax returns understate your business.8 min read Can I buy a house if I'm retired?Absolutely — retirees have some of the strongest mortgage files lenders see. Fixed income, assets, and no employment risk. Here's what actually counts.9 min read Can I buy a house if I'm in the military?Active-duty service members and veterans have the strongest home-buying benefit in the country: the VA loan. Zero down, no PMI, no lender-required reserves.9 min read Can I buy a house after a divorce?Divorce doesn't disqualify you from buying — but the timing, documentation, and how you split shared debt matters more than most buyers realize.9 min read Can I buy a house if I'm recently married?Marriage doesn't change what you qualify for — but combining incomes, debts, and credit files can unlock (or complicate) a bigger loan than either of you could get alone.7 min read Can I buy a house right out of college?New grads with a degree in a related field can often qualify with **less than 12 months** of income. Here's the college-completion exception and how student loans really count.8 min read Can I buy a house if I'm paying child support?Yes — but child support you pay counts as a monthly debt, even when it's not on your credit report. Here's how to plan around it.6 min read Can I use child support as income for a mortgage?Yes — child support you receive is fully qualifying income, and it's tax-free so lenders gross it up 125%. Here's how to document it.7 min read Can I get a mortgage on Social Security income?Yes — Social Security is fully qualifying income for every major loan program, and the non-taxable portion is grossed up 125%. Here's the full picture.7 min read Can I use RSUs to qualify for a mortgage?Yes — but only the vested portion, and only when you have a documented 2-year history of receiving and selling them. Here's the exact math lenders use.8 min read Can I use bonus income to qualify for a mortgage?Yes — bonus income is fully qualifying with a 2-year history. Here's the exact math and how to avoid the #1 documentation mistake.7 min read Can I get a mortgage on commission income?Yes — but commission is treated like self-employment. Here's the 2-year rule, how expenses affect qualifying income, and the sales-role playbook.8 min read

Tools

Ask RED about your situationRED handles the edge cases lenders won't explain.Readiness ScorecardEligibility across all four major programs.

Frequently asked questions

Can I get a mortgage if I'm self-employed?

Yes. Most programs want two years of self-employment history and use the average of your net income after add-backs for depreciation, depletion, and one-time expenses. One year is possible with strong compensating factors.

Does child support count as income?

Received child support counts if you can document at least 6 months of receipt and 3 years of continuance. Paid child support is treated as a monthly debt against your DTI.

How long after bankruptcy can I buy?

FHA and VA: 2 years after Chapter 7 discharge, or 12 months of on-time Chapter 13 payments with court approval. Conventional: 4 years after Chapter 7, 2 years after Chapter 13 discharge.

Ask RED about life situations

“My income situation is complicated — can I still get approved?”

Ask RED Take the Readiness Scorecard

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