@Daniel Devin Jewell if you know the product you need but just need it in a specific state try posting in that state forum. Bigger Pockets has some great state forums and usually there are good locals that monitor those. Also, try some local real estate meetup groups. Meetup.com is a good resource for those but some of the groups will also post here on Bigger Pockets Marketplace too. Even facebook might have some good local groups for you. But post locally for this. That’s the best bet.
@Daniel Devin Jewell What type of loan are you looking for exactly? Are you trying to purchase a property?
Self-employed borrower mortgages can be difficult with all of the regulations out there. Your biggest thing will be demonstrating a Debt to Income ratio below at least 50%. If you have any liquid assets in addition to the cash (i.e., investment accounts) you might be able to supplement your income with that. Definitely depends on how much you are trying to borrow.
@Reid Chauvin well I guess all of the above but primary reason for asking the question is to refinance my primary residence then get a HELOC on the remaining equity.
Not opposed to streamline loan but would prefer to get rid of the p.m. I and all that other stuff
@Berenger Greer Turn-Key isn't necessarily a problem at very least I have another lender in my pocket to refer to somebody else I'll mention you when I talk to them tomorrow
I'm also in Virginia, also self employed, and am able to borrow from any of our regional banks. Right now we are working with a portfolio loan with Towne Bank. If by "playing the deduction game" you mean you show little AGI on your tax return, you aren't going to have any luck with a traditional lender. Banks want to lend to people who legitimately can repay their loans. If your tax return shows you make no money, what confidence do they have that you will repay? They do add in amoritaiontion, depreciation, and owner salaries when determining your true income.