For a lot of homebuyers, the biggest obstacle isn’t credit, income, or savings.
It’s paperwork.

Specifically, the moment someone says, “We need two years of tax returns,” and everything grinds to a halt.

If your income doesn’t show up cleanly on a tax return, that rule can feel less like guidance and more like a brick wall. The good news is that it’s not the only path forward. Alternative documentation mortgage programs exist for exactly this reason, and choosing the right lender makes all the difference.

That’s where Rich Bonn stands apart.

When Traditional Mortgage Rules Don’t Fit Real Life

Many buyers earn strong, consistent income, but structure it differently.

They might be:

• Self-employed or commission-based

• Paid on 1099s

• Running a growing business

• Early in self-employment but in the same line of work

• Managing income strategically for tax purposes

On paper, tax returns may understate reality. Traditional lenders often stop there.

Alternative documentation loans are designed to look deeper.

What Are Alternative Documentation Mortgage Programs?

Alternative documentation mortgage programs allow borrowers to qualify without relying solely on full tax returns.

Depending on the situation, income may be documented using:

• Bank statements

• CPA-prepared Profit & Loss statements

• 1099 income

• Written verification of income

• Or specific exceptions within traditional loan guidelines

The goal isn’t to avoid documentation. It’s to use the documentation that actually reflects how income is earned.

Meet Rich Bonn, a Mortgage Broker Who Knows the Exceptions

Rich Bonn is a Houston-based mortgage broker with more than three decades of experience helping borrowers navigate situations that don’t fit standard templates.

Instead of defaulting to “you need two years,” Rich starts by asking better questions:

• How long have you been earning this way?

• Is your income stable or growing?

• Which documents tell the clearest story?

He’s also the author of How to Get a Mortgage When Your Tax Return Says No, a practical guide written for people whose financial reality is stronger than what their tax returns suggest.

Why Alternative Documentation Loans Are Often Overlooked

Many lenders focus on speed and volume. Alternative documentation loans require more analysis, more explanation, and more experience.

As a result, buyers are often told:

• “That program doesn’t exist.”

• “It’s too complicated.”

• “Just file differently next year.”

In reality, the option often exists. It just isn’t being offered.

How Rich Approaches Alternative Documentation Loans

Rich’s process is built around clarity, not guesswork.

He reviews how income flows, determines whether a traditional loan with an exception makes sense, and compares that to alternative documentation options. Sometimes the cleanest solution is a bank statement loan. Other times it’s a P&L-based approach or a simple guideline exception.

The key is matching the program to the borrower, not forcing the borrower into the wrong program.

What Happens When the Right Program Is Used

When borrowers are paired with the correct alternative documentation program, the experience usually looks very different:

• Fewer document surprises

• Clear expectations from the start

• Less underwriting back-and-forth

• A smoother path to closing

More importantly, buyers stop feeling like they’re doing something wrong simply because they earn differently.

Why Buyers Choose Rich Bonn

Clients often say the same things after working with Rich:

• “No one explained this before.”

• “I didn’t know that was an option.”

• “This finally makes sense.”

Rich works extensively with buyers in Houston and across Texas who need a lender that understands nuance, flexibility, and real-world income.

A Better Question Than “Do I Need Two Years of Tax Returns?”

The better question is:

“Which program actually fits my situation?”

If pulling together years of tax returns feels overwhelming, or if your income doesn’t tell the full story on paper, there may be alternative documentation mortgage programs designed specifically for you.

The next step isn’t more paperwork.
It’s a conversation.

Talk with Rich Bonn and find out which mortgage options actually make sense for how you earn.