How to Get a Mortgage Without a Full-Time, Permanent Job

Here's how to keep your flexible work life from hurting your chances of getting a mortgage.

The growing number of gig economy workers in this country may have the freedom to work whenever they want, and sometimes from wherever they want, but when it comes to buying a home, all of that freedom has its price.

It turns out employees who have many part-time jobs, hop from one short-term contract or project to the next, or rely on freelance work as opposed to permanent jobs, don’t come packaged in the tidy financial box that mortgage lenders typically like.

“Historically the mortgage industry wants everything — residency, credit score and a two-year history of employment. And we’re also trying to predict the likelihood of that continuing for the next three years,” said Whitney Fite, senior vice president, strategic accounts for Atlanta-based Angel Oak Home Loans. “With the gig economy, we’re seeing less and less people fitting in that box.”

Gig economy workers don’t often have the requisite stack of W-2s to document wages. And predictions for future income can be murky. All of which can make obtaining a mortgage an uphill climb unless you, as the gig economy worker, do your homework and start preparing your finances and paperwork well in advance.

Here are six tips to help prepare you for the home loan application process.

1. Get Organized

The No. 1 piece of advice Fite has for gig economy workers who want to own a home is to spend time organizing all of your documentation, including proof of employment and income, the names and phone numbers of references, previous employers, landlords and more. You’ll also want to pull your credit scores so you know exactly where you stand. You can get your two free credit scores on

“Have all of your records, have all the dates of where you worked, who you worked for. It’s going to be onerous from a documentation standpoint, but you need to be prepared,” said Fite.

Gathering this information is more important for gig economy workers than typical borrowers, because you will have to work harder to convince a mortgage lender to approve a home loan.

2. Go the Extra Mile to Educate Your Mortgage Lender

You need to be able to explain to your mortgage lender what you do for a living.

Take the time to educate him or her about your job. Perhaps print out a news article or other information that will help a lender understand what you do.

“You need to prove that your past two years are normal. And that the likelihood of continuance is there,” said Fite. “Be prepared to supply a lot of documentation for that, such as articles about your industry. Things of that nature go a long way. The mortgage lender is not going to make a decision based on it, but it will help create a level of comfort.”

In addition, showing consistency in terms of the type of work you do will improve your chances of obtaining a mortgage, said John Moran, a mortgage professional who runs The Home Mortgage Pro.

A mortgage underwriter is looking for a stable history. Even if the gigs themselves start and stop frequently, gigs within the same industry or utilizing the same skill set will be considered more favorably.

3. Ease Up on the Deductions…

Self-employed individuals, as gig economy workers typically are, often use a Schedule C when filing taxes to report income and write off numerous expenses tied to working the way they do.

The downside of deducting a long list of expenses from your income is that it reduces your profits on paper. You may bring in $73,000 in a given year. But after deducting the cost of everything from internet and cell phone bills, to travel, business meals and professional memberships, your net income on paper may be far less.

“Use caution in how you’re deducting expenses as it’s the net income that’s used to qualify for a mortgage, not the gross pay,” said Kevin Hardin, a senior loan officer with HomeStreet Bank. “It’s tempting to use the full breadth of the IRS tax laws to reduce taxable income, but every dollar that is reduced from that taxable income reduces the income that can be used for qualifying for a mortgage.”

So, if you know you want to buy a home in the near future, consider forgoing some or all of the deductions for a year or two to increase the income you’re reporting.

4. …But First, Talk With a Mortgage Officer About Your Goals

Before completely doing away with claiming any or all expenses on your tax return, however, talk to a mortgage officer about your home buying goals. Here are some tips for finding a good mortgage lender.

“Go to a mortgage officer and say, ‘This is the amount of home I want to buy, how much income will I need to show?’” said Hardin. “Don’t just arbitrarily stop writing things off.”

In other words, get educated about the income you’ll need to show on paper first, before throwing write-offs out the window. Once you’ve identified how much mortgage you’d like, it will be easier to determine what the monthly mortgage payment would be and thus, how much income you’ll need to be able to document.

“The first step is to talk to a mortgage loan officer and then take that information to your tax preparer and say, ‘This is the number I need to hit in terms of income,’” Hardin said.

5. Get Your Debt Down

Let’s stress this one more time — because you are a gig economy worker, mortgage lenders will require more assurance that you’re qualified for a loan and that you’re a good risk.

To that end, work to get your debt down to zero, or as low as possible before applying for a mortgage, and keep your credit score in excellent standing, said Casey Fleming, a mortgage adviser since 1995 and author of The Loan Guide: How to Get the Best Possible Mortgage.

“Self-employed borrowers are going to be held to a higher standard because there is an added layer of risk with them,” said Fleming.

6. Try a ‘Bank Statement’ Mortgage

Newly emerging “bank statement” mortgage programs may be a good option for self-employed or gig economy workers to consider, said Fite, of Angel Oak Home Loans.

Such mortgages rely upon reviewing 12 to 24 months worth of deposits to one bank account  and a profit and loss statement for your business, in lieu of the traditional two years of tax returns, W-2s, and payroll checks.

“These are geared toward the gig economy. It’s a rapidly growing segment of mortgages across our industry,” said Fite.

A variety of mortgage lenders are beginning to offer this loan option.

Image: Jacob Ammentorp Lund

The post How to Get a Mortgage Without a Full-Time, Permanent Job appeared first on

Self-Employed? Here’s How to Plan for Retirement

Don't forget to include retirement savings in your plan to build a successful business.

When you’re hard at work as a self-employed entrepreneur or freelancer, retirement can seem like something that’s miles away. It can not only feel less important than getting your business or trade off the ground, but also seem like you won’t have spare money to set aside for a good, long time. You can save for your future, however. Here are some steps self-employed individuals can take to plan for their retirement.

1. Enroll in a Retirement Plan

Yes, there are retirement plan options out there for self-employed people like you. These include:

One-Participant 401K Plan: The one-participant or “solo” 401K is essentially the same as a traditional 401K designed to cover a business owner with no employees. (Note: You can hire your spouse and include them in this plan as well.) According to the IRS, you can contribute elective deferrals up to 100% of your earned income and employer non-elective contributions (determined by a special computation). Contributions are made pre-tax (you’ll be taxed when you withdraw the money, which you typically can’t do without a penalty until age 59½) and give you great flexibility in how much (or how little) you contribute. The contribution limits for 2017 are $18,000 and 25% of compensation up to the amount that’s defined in your plan, respectively, according to the IRS.

Traditional Individual Retirement Account (IRA): Many self-employed people can see immediate rewards from contributing to a traditional IRA, as these are tax-deductible in certain situations, giving you an immediate break on your taxable income. For example, if your income is $60,000, and you contribute $4,000 to a traditional IRA, you’ll only be taxed on $56,000 for that year. Keep in mind, however, that you’ll have to pay taxes when withdrawing the money and tax penalties can arise if you withdraw your retirement dollars early.

Simplified Employee Pension (SEP) IRA: To set this plan up, you simply fill out a form — no annual reporting to the IRS is required. The IRS notes that you can open a SEP IRA through your bank or other financial institution and can contribute up to 25% of your net earnings from self-employment. This type of plan is generally best if your business has no employees, or very few, because you have to include all employees in the plan — and everyone has to receive the same amount, which can get pricey if you have a lot of people working for you.

Savings Incentive Match Plan for Employees (SIMPLE) IRA: Per the IRS, a SIMPLE IRA plan is best suited as a start-up retirement savings plan for small employers. Under this plan, both employees and employers can contribute to traditional IRAs.

You can read more about the retirement plan options available to self-employed individuals on the IRS’s website and check out our glossary of common retirement terms you’ll want to know.

2. Budget By Percentages, Not Dollars

As a self-employed person, your income likely fluctuates from month to month, meaning you can’t budget the same way that a non-self-employed person would. It can help to think about budgeting for non-fixed expenses in percentages, instead of dollars, personal finance expert AJ Smith suggested in a blog post on

“If, for example, you want to save for retirement, try putting aside a certain percentage of your income rather than a certain dollar amount,” Smith wrote. “A dollar amount can lead you to save too little in high-income months and more than you can realistically afford in low-income ones.”

3. Be Vigilant About Your Taxes

Paying taxes can be a lot more complicated when you’re self-employed. For instance, throughout the year, you’ll have to estimate how much you owe for Medicare, Social Security and income tax and pay it in quarterly installments — and face penalties if you do so incorrectly. Plus, you’ll have to a pay a self-employment (SE) tax, which is essentially a combination of the Social Security and Medicare tax.

It’s important to properly work your tax payments into your budget, so you don’t wind up spending dollars you don’t really have. You may also want to consult with a tax accountant or other financial expert about your taxes, so you don’t miss out on important deductions or credits that could drive more money to your bottom line — and subsequently your retirement plans.

4. Stay on Top of Your Credit

Similarly, you’ll want to monitor your credit scores to make sure they’re in good shape and that you don’t wind up paying extra in interest on personal and business financing. Those dollars can severely hamper your ability to save for your eventual happy golden years. (You can see how your credit is doing by getting two free credit scores every 14 days on

Remember, too, many business lines of credit require a personal guarantee, meaning you’ll be personally liable for any debts your business has that go unpaid. As such, you’ll want to carefully consider all loans you’re thinking of taking on to finance your business. Overextending yourself can make it harder to save not just for retirement, but also for future bills and/or emergencies that may come your way.

Image: julief514 

The post Self-Employed? Here’s How to Plan for Retirement appeared first on

7 Best Online Tax Preparation Software for the Self-Employed

Tax return check

When you’re self-employed, filing taxes can be a nightmare. In lieu of W-2s, multiple 1099s start trickling into your mailbox. If you’re a sole proprietorship or solo LLC, you’ll have to tackle Schedule C. If you run an LLC with your spouse, depending on your business structure, and filing status, you may be looking at filling out Schedule K-1.

You have deductions to take, and credits to find. Tax preparation software should make the process easier, guiding you through each step as it sorts out the complicated jargon, and identifies the various additional forms you’ll be required to file.

Unfortunately, when you start venturing into all those additional forms, many tax software programs will start charging you additional fees, or, worse yet, not have the forms or support available to help you meet your tax-filing needs.

With those unique needs in mind, we’ve compiled a list of online tax preparation products that support the self-employed. Every product will have its pros and cons; your decision will likely boil down to how much support you need versus how much you’re willing to spend. Listed in ascending order according to price, these prices are subject to change throughout the tax season, especially for bigger brands.

For the sake of simplicity, ‘Price’ refers to the upfront cost (which includes filing your Federal return), and we make note if the State return is an additional charge as well as any alternative pricing options. The below tax preparation software is ranked based on price.

1. OnLine Taxes

Price: Free
State Return: $9.95
Alternative Pricing Structure: Pay $7.95 for the Premium version with live chat, phone support, audit support, year-over-year comparison, and get your state return for $7.95.


  • This is the cheapest option that made the cut!
  • The free package includes email as the only option for customer support, but paying the small fee to upgrade to premium gives you access to live chat and phone support.
  • Basic software that gets the job done, especially for those who feel confident filing with limited guidance.


  • Additional fee of $29.95 for paying for OnLine Taxes’ services through your refund instead of upfront.
  • No app available.
  • This program is no frills. You input your data into forms through the interview process, and your information will be applied to your returns for you to review. While customer support is available, you will not get a lot of help from the product itself.

Go to site

2. FreeTaxUSA

Price: Free
State Return: $12.95
Alternative Pricing Structure: Pay $5.95 for the Deluxe version with audit support, live chat customer support options, and unlimited amended returns. State returns still priced at $12.95


  • Incredibly affordable.
  • This software takes you through the entire process, starting with an interview that is built to help you find write-offs, and including prompts for various deductions and credits.
  • Speedy reply time for email support. Guarantee of 2 days, but most people report getting an answer within an hour.


  • Customer service options are restricted to email. If you purchase the Deluxe package, you will also have access to live chat, but no phone-in help is available.
  • No app available.
  • No fancy calculators.

Go to site

3. TaxACT Premium

Price: $21.99
State Return: $14.99
Alternate Pricing Structure: Pay $29.99 for the Ultimate bundle package, and get your state return for free.


  • Quite possibly the best value on our list, especially if you go for the Ultimate.
  • Customer service is available through email and phone.
  • As you file, you’ll be inundated with tips and explanations to help you through the process.


  • No app available for filing current year’s taxes at this level.
  • No audit support outside a collection of online articles.

Go to site

4. Premium

Price: $39.95
State Return: Free (included in price)


  • What you see is what you get; there are no hidden fees. If you order the $39.95 Premium package, you won’t pay anymore for add-ons or filing fees.
  • Live chat customer support, though it is often deferred to email that is answered within 24 hours. As more people start filing, that wait time may become longer.
  • While there is no interview, the program does hold your hand through the filing process, offering explanations along the way, and offering deduction tips to maximize any refund.


  • No phone support.
  • No app available.
  • No audit support.
  • Limited guidance on additional forms such as Schedule C. While these forms are available, the instruction is not there, and questions will have to be filed through customer support.

Go to site

5. Premium

Price: $39.95
State Return: $19.95


  • Customer service available through live chat, though it is typically deferred to email.
  • Mobile capabilities, but no app to actually file your return.
  • Guidance through the filing process, with links to applicable articles on their robust blog.


  • No phone support available. Customer service tends to rank lack luster when compared to other programs.
  • No filing app available, though you can file via mobile.
  • No audit support.
  • Additional fees may apply. For example, if you want to pay for services out of your refund, you’ll have to pay extra.

Go to site

6. H&R Block Premium

Price: $49.99
State Return: $36.99


  • Customer support available via email, live chat, and phone.
  • Live, in-person audit support.
  • Detailed guidance throughout the filing process.


  • Users report difficulty navigating when an error is found.
  • You may be subject to some additional fees, especially if you opt to receive a refund on MasterCard’s Emerald card.
  • App is available, though it is difficult to use and gets poor ratings.

Go to site

7. TurboTax Home & Business

Price: $79.99
State Return: $36.99


  • Automatic import of W-2 and 1099 data from participating employers.
  • During the 2014 tax season, TurboTax users were up in arms as they were charged extra fees to file additional forms like Schedule C, or denied the capability to do so. TurboTax heard the uproar, and has reverted to old functionalities including these forms for the 2015 tax year.
  • Help is available on-screen with a live agent who can see your screen as you ask your question. Additional help is available via forums, where questions may be answered by TurboTax or fellow users.
  • Comprehensive app.


  • TurboTax has a solid product, but has been raising their prices year after year. This is the most expensive option on our list.
  • If you want to pay for TurboTax out of your refund, you may be charged a processing fee. If you want TurboTax MAX, which includes audit assistance, tax identity restoration, and limited wait times when you call in for help, you will have to pay an additional fee, as well.

Go to site

While price doesn’t necessarily indicate a superior product on our list, those who feel more comfortable with tax terminology and procedures are likely to find their best fit near the top amongst the cheaper options. Those who need intense assistance may wish to pay more for products with advanced features located at the bottom of the list.

When you’re self-employed, tax season can be overwhelming. The good news is that there’s no shortage of options to help you meet your filing needs.

The post 7 Best Online Tax Preparation Software for the Self-Employed appeared first on MagnifyMoney.