No Georgia state loan amount overlay. National Non-QM parameters apply throughout the state. Maximum loan: $4,000,000.

Georgia is an attorney state — all real estate closings require a licensed Georgia real estate attorney. Remote online notary available for out-of-state borrowers.

Georgia Non-QM — Same-Day Pre-Qualification.

Mbanc NMLS #38232 | GA #48090 | Equal Housing Opportunity Lender

Bank Statement Loans — Atlanta Self-Employed Borrowers

Atlanta’s business community produces substantial bank statement lending volume in every professional sector.

Technology and corporate services: Georgia Tech’s graduate output and Atlanta’s growing tech presence (NCR, Salesforce, Mailchimp, Microsoft) have produced a contractor and entrepreneurial community. Technology consultants, software architects, and data analysts working through LLCs generate consistent deposits.

Legal and professional services: Atlanta’s large law firm market and accounting sector include thousands of solo practitioners and small-firm partners with S-Corp or LLC income structures. A senior litigation partner averaging $65,000/month in deposits qualifies at $32,500/month (standard) or $50,700/month (CPA certified 22%).

Real estate professionals: Atlanta’s active real estate market produces substantial agent and broker income. Commission income documented through business deposits — bank statement or 1099 depending on documentation structure.

Sample calculation:
Atlanta e-commerce business owner, 24-month average deposits: $185,000/month. Standard 50%: $92,500/month. CPA at 18%: $151,700/month. Target: $1,400,000 Buckhead primary. 85% LTV ($1,190,000 loan). PITIA: $9,100/month. DTI at CPA rate: 7.7%. No tax return.

DSCR Loans — Georgia Investment Properties

Georgia’s property tax rates vary significantly by county, creating clear DSCR-favorable markets.

Best Georgia DSCR counties:
Cherokee County (Canton/Woodstock): 0.90–1.10% effective — metro’s best rate. Properties $285,000–$420,000. DSCR 1.00–1.18 at 80% LTV.
Forsyth County (Cumming): 1.0–1.2%. Properties $320,000–$480,000. DSCR 0.95–1.12.
Douglas County (Douglasville): 1.10–1.25%. West metro value corridor. DSCR 1.05–1.25.
Gwinnett County (Lawrenceville, Duluth): 0.95–1.15%. Highest-volume investment county. DSCR 0.95–1.10.

Fulton County (Atlanta proper): 1.30–1.50% — highest in metro. Inner-ring Atlanta SFR DSCR: 0.80–0.92. No-ratio territory.

The Atlanta investor strategy: Out-of-state investors frequently target Cherokee and Forsyth Counties rather than Fulton to access standard DSCR. Cherokee at 1.0% vs Fulton at 1.4% on a $380,000 SFR: $152/month less in taxes = 6 DSCR basis points.

Real Georgia Non-QM Transactions

Atlanta logistics company owner (bank statement):
LLC, 11 years in business. 24-month average business deposits: $1,640,000/year = $136,667/month. CPA certified 22% expense: $136,667 × 78% = $106,600/month. Tax return net: $285,000 = $23,750/month. Conventional decline: DTI too high at target loan. Bank statement approval: DTI 11.2% on $1.2M loan. Atlanta attorney handled close via RON for out-of-state buyer entity. No tax return.

Chicago physician, Cherokee County DSCR investment:
Illinois physician, DTI at 51% on conventional. Cherokee County SFR, Canton GA, $348,000. Vacant — appraiser market rent $2,250. 80% LTV ($278,400 loan): P&I $2,092. Cherokee taxes (1.0%): $290. Insurance: $108. PITIA: $2,490. DSCR: $2,250 ÷ $2,490 = 0.90. No-ratio at 70% LTV ($243,600): PITIA $2,286. DSCR: 0.98. At $325,000 purchase, 70% LTV ($227,500): PITIA $2,224. DSCR: 1.01. Standard. 30% down ($97,500). Close: 29 days via RON.

Frequently Asked Questions

Does Georgia require an attorney for Non-QM closings?

Yes — GA is an attorney state. All closings require a licensed GA real estate attorney. Remote online notary available.

Which Georgia county has the best DSCR tax rates?

Cherokee County (0.90–1.10%) is the metro Atlanta DSCR leader. Douglas County (1.10–1.25%) offers the best price-to-rent ratio for value DSCR investing.

Not a commitment to lend. GA #48090 | Mbanc NMLS #38232 | Equal Housing Opportunity Lender

1099 Loans — Georgia Independent Contractors

Atlanta’s technology sector, legal community, and healthcare industry produce substantial 1099 income. The 1099 loan is active for:

Technology contractors: Atlanta’s growing tech community (Salesforce, Microsoft, Google, NCR) engages substantial independent contractor talent. Senior technology architects and data scientists working on enterprise contracts generate $180,000–$450,000/year in 1099-NEC income.

Healthcare contractors: Georgia’s large hospital system (Emory, Piedmont, Northside, WellStar) and Grady Memorial engage independent clinical and administrative consultants. Locum tenens physicians and travel nurses operating through Georgia represent a meaningful 1099 borrower segment.

Legal professionals: Atlanta’s large law firm and consulting sector produces solo and small-firm practitioners with 1099 income from referring firms and corporate clients.

Georgia DSCR for Out-of-State Investors

Georgia is one of Mbanc’s most active states for out-of-state DSCR investors — particularly from Illinois, California, and the Northeast. The appeal: Cherokee and Forsyth County prices ($285,000–$450,000) with 0.90–1.10% property taxes produce DSCR ratios that Chicago ($450,000+ at 2.4% taxes) and California ($700,000+ at 1.1%) cannot approach.

The typical profile: Chicago or California investor, W-2 or complex income, DTI precludes conventional. Target: Cherokee County SFR. DSCR qualifies the property with no personal income documentation. Remote close via RON through GA attorney. No property visit required.

Mbanc closes Georgia DSCR loans for out-of-state buyers weekly. The Georgia attorney handle the closing remotely. Property management can be engaged pre-close.

Georgia Non-QM: Savannah and Coastal Markets

Chatham County (Savannah): Effective rate approximately 1.1–1.25%. Port of Georgia, military (Fort Stewart/Hunter Army Airfield), Gulfstream Aerospace employment anchor rental demand. Properties $220,000–$370,000. DSCR 0.95–1.12 at 80% LTV on right-priced acquisitions. Bank statement active for Savannah’s growing hospitality and tourism business community.

Coastal Georgia (St. Simons, Tybee Island): Coastal STR DSCR market. Higher prices. STR program at 75% LTV. Confirm county STR regulations before contract.

Frequently Asked Questions

Does Georgia require an attorney for Non-QM closings?

Yes — GA is an attorney state. All closings require a licensed GA real estate attorney. Remote online notary available for out-of-state borrowers.

Which Georgia county is best for DSCR investment?

Cherokee County (0.90–1.10% effective rate) consistently produces the metro’s best standard DSCR ratios. Douglas County (1.10–1.25%) offers the best price-to-rent ratio for value investing.

Is there a maximum loan amount for Georgia Non-QM?

No Georgia-specific overlay. National maximum of $4,000,000 applies.

Not a commitment to lend. GA #48090 | Mbanc NMLS #38232 | Equal Housing Opportunity Lender

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Georgia Non-QM Rate Ranges

Georgia has no Mbanc state loan amount overlay. National program parameters apply. Georgia is an attorney state — all closings require a licensed GA real estate attorney.

Four Georgia Non-QM Profiles in Full Depth

Profile 1 — Atlanta Logistics Company Owner (Bank Statement):
Drayage and logistics LLC serving Port of Savannah clients. 24-month average deposits: $195,000/month. Standard 50%: $97,500/month. CPA at 18%: $195,000 × 82% = $159,900/month. Tax return net after driver wages, fuel, equipment leases, depreciation: $245,000. Conventional: $20,417/month. Bank statement with CPA: $159,900/month. Target: $1,400,000 Buckhead primary. 80% LTV ($1,120,000). PITIA: $8,600/month. DTI: 7.1%. Close: 28 days (GA attorney). Tax return: not submitted.

Profile 2 — Cherokee County DSCR, Chicago Investor:
Radiologist, Chicago. DTI 52%, cannot add conventional investment property. Target: Canton GA SFR, $342,000. Appraiser market rent: $2,250. Cherokee taxes (1.0%): $285. Insurance: $118. 80% LTV ($273,600): P&I $2,055. PITIA: $2,458. DSCR: $2,250 ÷ $2,458 = 0.92. No-ratio at 70% LTV ($239,400): PITIA $2,234. DSCR: 1.01. Standard at 70% LTV. Remote RON close. GA attorney via Zoom. Her Chicago employment: never discussed.

Profile 3 — Savannah Real Estate Agent (1099 Loan):
Top-producing Savannah agent, 7-year career. Annual 1099-NEC commission income: $285,000. 1099 qualifying: $285,000 × 90% ÷ 12 = $21,375/month. Standard 50% bank statement: deposits averaged $245,000/year = $10,208/month. 1099 wins by $11,167/month. Target: $620,000 primary in Ardsley Park. 85% LTV ($527,000). PITIA: $4,100/month. DTI: 24.9%.

Profile 4 — Retired Delta Executive (Asset Utilization):
32-year Delta career, retired 2022. Pension: $8,400/month. Investment portfolio: $2.8M Merrill Lynch brokerage + $680,000 401(k). Eligible: $2,800,000 + ($680,000 × 70%) = $3,276,000. After $380,000 deductions: $2,896,000 ÷ 84 = $34,476/month. Plus pension: $8,400/month. Combined: $42,876/month. Target: $1,250,000 primary in Dunwoody. 80% LTV ($1,000,000). PITIA: $7,600/month. DTI: 22.7%.

Georgia DSCR: County Selection Is Everything

The difference between investing in Fulton County vs Cherokee County on the same $350,000 property:

Cherokee County’s lower rate is worth approximately 4 DSCR basis points vs Fulton — the difference between a deal that approaches standard and one that’s comfortably no-ratio. For out-of-state investors building Georgia portfolios, Cherokee and Douglas Counties consistently produce the best DSCR math in the metro.

Georgia Closing Process

Georgia is an attorney state. All closings require a licensed Georgia real estate attorney as settlement agent. Out-of-state buyers close via remote online notary (RON) — video conference with the GA attorney, digital signature on closing documents. No property visit required. Mbanc coordinates attorney selection.

Typical close timeline including GA attorney scheduling: 24–32 days from contract. 2–3 business days longer than non-attorney states due to attorney availability.

Frequently Asked Questions

What is the best Georgia county for DSCR investment?

Cherokee County (0.90–1.10% effective) consistently produces the best standard DSCR in metro Atlanta. Douglas County (1.10–1.25%) offers the best price-to-DSCR ratio for value investors.

Does Georgia have a Non-QM loan amount limit?

No — no Georgia state overlay. National maximum of $4,000,000 applies.

Is the attorney requirement waivable for online closings?

No — Georgia law requires a licensed GA real estate attorney for all closings, including remote. The attorney conducts the RON signing. It cannot be bypassed.

Not a commitment to lend. GA #48090 | Mbanc NMLS #38232 | Equal Housing Opportunity Lender

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