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Are you looking to purchase or refinance?To get the low advertised rates you see in the market, all lenders are required to follow Fannie Mae and Freddie Mac guidelines. They only allow Underwrites to use verified income - what you report on your tax returns. (you may show great cash flow from your services, but that could all be wiped away on your tax return with expenses)Local banks like Washington Federal and Sterling Bank has portfolio loans that give the flexibilty to do "common sense" lending. These loan do carry a slightly higher rate because they cannot be packaged with the conventional Fannie/Freddie loans.Rates are expected to stay low well into next year. If you want to get the best rate, do your taxes as early as possible next year. Fannie Mae underwriting system 99% of the time only requires 1 year tax return - so ask your loan officer if their UW only needs the documentation required on the approval and if so you are golden.
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For Sale: $549,900
For Sale: $100,000
For Sale: $355,000