Income analysis
in minutes, not an hour.
Drop a borrower's tax returns, W-2s, paystubs and bank statements. Ai Underwriter reads every page and hands back qualifying income the way an underwriter calculates it — a Form 1084-style worksheet, red flags, reserves, conditions and program fit — with every figure cited to the document it came from.
For mortgage brokers, loan officers, processors and Non-QM shops. English · Español · Português.
| Sch C | Line 31 net profit | $71,200 | $88,900 |
| Sch C | Line 13 depreciation (add back) | $6,100 | $6,100 |
| Sch C | Line 30 business use of home (add back) | $3,400 | $3,400 |
| W-2 | Box 1 wages | $13,800 | $14,160 |
- 2024 Schedule C revenue +25% YoY — confirm with YTD P&L before using the higher year
- $9,000 deposit 03/14 (mobile check) exceeds 50% of monthly income — source needed
- Only 2 business statements provided; bank-statement program would need 12
- ✓ 2 yrs personal 1040 + schedules
- ✓ 30 days paystubs
- ✓ 2 months bank statements
- ○ YTD profit & loss — needed
- ○ Business license / CPA letter — needed
The problem
Every self-employed file costs an hour
— and still comes back with conditions.
Twenty loans a month is twenty hours of reading returns and re-keying line items.
Missed add-backs, the wrong year, a K-1 without distribution support — and the file comes back from the underwriter.
Lender portals store the documents. None of them read a 49-page return and calculate the income.
What you get
Everything an underwriter needs, cited to the page.
Qualifying income, with the math
Base, overtime, bonus, commission, Schedule C with add-backs, K-1 / 1120S / 1065, Schedule E rental, Social Security and pension, bank-statement deposits. 24-month averages, declining-income rule, YTD paystub cross-check — and every figure cites the document it came from.
Form 1084-style worksheet
A line-by-line cash-flow analysis (line 31, depreciation, business use of home, depletion, rental add-backs) with both years side by side, laid out so an underwriter can check it against the returns in seconds.
Assets, reserves, large deposits
Every account with balance and last four, total liquid assets (retirement discounted), estimated months of reserves, and a list of deposits that will need sourcing.
Red flags before the underwriter finds them
Box 1 below Medicare wages, revenue jumps, rental losses, income gaps, only one year of returns, instruction-like text inside a document — flagged up front so the file goes in clean.
Conditions and a borrower letter
What's provided, what's still needed, and the underwriting conditions to expect. One click copies or emails a borrower-ready request letter — in English, Spanish, or Portuguese.
Program fit and DTI
Conventional, FHA, VA, USDA, Non-QM bank statement, DSCR — computed under the rules of the program you pick. Enter a proposed PITIA and get front/back DTI and max loan amount.
Form 1008 transmittal, one click
Add the property, price, loan amount and payment pieces; the Uniform Underwriting and Transmittal Summary prints with income by borrower, ratios, LTV, reserves and conditions filled in.
Straight into your LOS
Download CSV or JSON, or copy a 1003-shaped income/asset/employment block into Encompass, Arive, or a lender portal note. No re-keying.
Co-borrowers, blended
Two applicants in one file: every source, worksheet line and employer is tagged borrower / co-borrower / joint, with subtotals and the combined qualifying income.
What changed since last time
Re-run after new documents arrive and see exactly what moved — income up or down, which flags cleared, which items are now provided, what's still open.
Try it — no upload, no account
Three sample files. The real output, every button live.
Pick a borrower and poke at the exact screen a loan officer gets: change the debts and proposed payment, open the Form 1008, export the CSV, copy the borrower letter. Then bring your own file.
Schedule C business with add-backs, a rental, and one deposit that needs sourcing.
Estimated qualifying monthly income
$8,850
Marco Rivera · Self-employed · MEDIUM confidence
Affordability & DTI
Debts prefilled from documents ($640/mo); adjust with the credit report. Max loan assumes ~25% of the payment covers taxes/insurance/HOA.
Income sources
| Source | Basis | Trend | Monthly |
|---|---|---|---|
| Schedule C — Rivera Tile & Stone LLC from: 2023 Form 1040 + Sch C, E, 2024 Form 1040 + Sch C, E | 24-month average of line 31 net profit plus line 13 depreciation and line 30 business-use-of-home add-backs | increasing | $7,460 |
| W-2 — Valencia College (part-time instructor) from: Paystub 08/15 (part-time), 2024 Form 1040 + Sch C, E | 2024 Box 1 wages ÷ 12; 08/15 paystub YTD is on track (+1.8%) | stable | $1,180 |
| Schedule E — 1 rental unit (Kissimmee) from: 2024 Form 1040 + Sch C, E | 2024 net rental income + depreciation + mortgage interest + taxes + insurance, less PITIA, ÷ 12 | stable | $210 |
| Qualifying total | $8,850 |
Self-employment: (2023 line 31 $71,200 + $6,100 depreciation + $3,400 home office) + (2024 line 31 $88,900 + $6,100 + $3,400) = $179,100 ÷ 24 = $7,462. Income is increasing (+25% revenue), so the 24-month average is used rather than the higher recent year. W-2: $14,160 ÷ 12 = $1,180, validated against YTD $9,440 through 08/15. Rental: Schedule E net −$1,880 + $3,600 depreciation + $4,400 interest/taxes/insurance = $6,120 ÷ 12 = $510, less $300 PITIA not on the credit report yet = $210. Total $8,850.
Cash-flow worksheet · 2023 / 2024
| Form | Line item | Prior yr | Recent yr |
|---|---|---|---|
| Schedule C | Line 31 net profit | $71,200 | $88,900 |
| Schedule C | Line 13 depreciation (add back) Work truck, straight-line | $6,100 | $6,100 |
| Schedule C | Line 30 business use of home (add back) | $3,400 | $3,400 |
| Schedule C | Line 1 gross receipts (reference) +25% — confirm with YTD P&L | $214,300 | $268,900 |
| W-2 | Box 1 wages | $13,800 | $14,160 |
| Schedule E | Line 26 net rental income 1 unit | $-2,100 | $-1,880 |
| Schedule E | Line 18 depreciation (add back) | $3,600 | $3,600 |
Laid out like Fannie Mae Form 1084 so it can be checked line by line against the returns.
Employment
Assets & reserves
| Account | Institution | Balance |
|---|---|---|
| checking | Chase Business Complete (…4471) Jul ending balance; business account — only excess over operating needs is usable | $31,840 |
| retirement | Fidelity SEP-IRA (…9023) Statement not provided; balance from 2024 return Form 5498 — counted at 70% | $58,200 |
Large deposits to source
- $9,000 mobile-check deposit on 03/14 (Chase …4471) exceeds 50% of qualifying income — obtain copy of check and explanation
- $4,200 Zelle from 'A. Rivera' on 07/02 — possible gift or family transfer; source and letter needed
Document checklist
- ✓2 years personal 1040 with all schedules
- ✓30 days paystubs (W-2 job)
- ✓2 months bank statements
- ○Year-to-date profit & loss statement — needed
- ○Business license or CPA letter confirming 2+ years — needed
- ○Fidelity SEP-IRA statement (most recent quarter) — needed
- ✓Photo ID
Recommended loan programs
Red flags
- 2024 gross receipts +25% year over year — confirm trend with YTD P&L before relying on the recent year
- $9,000 mobile-check deposit on 03/14 needs sourcing
- Only 2 business bank statements provided; the Chase balance is also the operating account
- Rental property PITIA is not on the credit report yet — verify the mortgage statement
Underwriting conditions / next steps
- Obtain YTD P&L (signed) and, if income continues rising, a CPA-prepared statement
- Source the $9,000 (03/14) and $4,200 (07/02) deposits
- Verify business existence: license, website, or CPA letter (2+ years)
- Provide Fidelity SEP-IRA statement to count reserves
- Provide mortgage statement, tax bill and insurance for the Kissimmee rental
Summary
Marco is a six-year sole proprietor with rising, well-documented Schedule C income, a steady part-time W-2, and a slightly negative rental that turns positive after add-backs. Qualifying income is $8,850/mo on a conservative 24-month average with $72,580 in liquid assets and about 14 months of reserves. The file is Conventional-ready once the YTD P&L, business verification and two deposit sources are in hand.
Preliminary AI estimate to assist the loan officer — not a credit decision or commitment to lend. Raw documents are deleted immediately after analysis; only this derived summary remains. All figures subject to verification; a licensed underwriter makes the final determination.
That was a sample. Run your own file in the next four minutes.
$149/mo · 30 applicant files · unlimited team members · cancel anytime
Get Ai UnderwriterHow it works
Four steps. No sorting, no re-keying.
Drop everything
Tax returns, W-2s, 1099s, K-1s, paystubs, bank statements, award letters — PDFs or phone photos. Don't sort them; the AI reads every page and decides what matters.
Pick the program
Conventional, FHA, VA, USDA, bank-statement or DSCR — or let it recommend. Output in English, Spanish, or Portuguese.
Get the analysis
Two to four minutes later: qualifying income, worksheet, assets, red flags, checklist, program fit. Ask follow-up questions in plain English.
Send it forward
Print the worksheet, copy the borrower doc request, save the applicant for 90 days. The raw documents were deleted the moment the analysis finished.
Built for
Anyone who has to turn a stack of documents into a number.
Know what a file is worth before you send it to the wholesale lender. No more surprises at conditions.
Turn a 60-minute self-employed income calc into a 4-minute review. Take more applications.
Start from a worksheet that already cites its sources. Verify instead of re-keying.
12 or 24 months of deposits totaled, transfers excluded, expense factor applied, every exclusion listed.
Security & compliance
Built for regulated financial documents.
- ·Documents are read once and deleted the moment extraction finishes; a sweeper removes anything left behind. Only the derived summary can be saved, per account, and it auto-deletes after 90 days.
- ·SSNs, full account numbers and dates of birth are never output. Access is licensed per account and enforced server-side on every request.
- ·Every document is treated as untrusted input — text inside a PDF can't steer the analysis, and anything instruction-like is reported as a red flag.
- ·Runs on Claude Opus 5 with extended reasoning. Preliminary analysis to assist a licensed professional — not a credit decision, and it never scores or ranks applicants.
See Security for subprocessors, retention and encryption details.
Pricing
One flat price. 30 applicant files a month, everything included.
Less than one hour of a processor's time, for the whole month. No per-file fee, no seats. Annual is two months free.
Ai Underwriter
Borrower income analysis in minutes, the way an underwriter does it.
or $1,490/yr — 2 months free
30 applicant files / mo
- Qualifying income with the arithmetic shown — 24-month averages, add-backs, YTD checks
- W-2, self-employed, K-1, rental, retirement and bank-statement income
- Assets & reserves, large deposits to source, document checklist
- Red flags, underwriting conditions, program fit (FHA, VA, USDA, Conv, Jumbo, Non-QM, DSCR)
- Documents deleted after analysis — only the summary is kept, 90 days
Secure checkout by Stripe · cancel anytime · unlimited team members
Running more than 30 files a month, or need LOS integration? Talk to us.
FAQ
How accurate is it?
It reads every figure directly from the documents and shows its arithmetic; when something is illegible or missing it says so and lowers the confidence rating instead of guessing. It is a preliminary analysis to assist a licensed loan officer — never a credit decision.
What happens to the borrower's documents?
They are read once and deleted the moment the analysis finishes. Only the derived summary can be saved — per account, encrypted, and auto-deleted after 90 days. SSNs, full account numbers and dates of birth are never output.
Which documents does it understand?
Personal and business tax returns with all schedules, W-2s, 1099s, K-1s, paystubs, bank and brokerage statements, retirement statements, Social Security and pension award letters, and photos of any of them.
Does it work for self-employed borrowers?
That's the point. Schedule C, K-1, 1120S and 1065 income with add-backs and a 24-month average, declining-income handling, and a bank-statement mode for Non-QM.
Is there a per-file fee?
No. One flat license per account includes 30 applicant files a month and unlimited team members. Need more volume? We'll set up a custom plan.
Bring us your hardest self-employed file.
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