No paycheck, strong portfolio? Asset depletion turns your liquid assets into qualifying income — by formula — without selling, pledging, or moving a dollar. This is the retiree and second-home door, and it's built for Northeast Florida.
Eligible liquid assets are adjusted by a haircut that depends on the asset class, cash-to-close and reserves are subtracted, and the remainder is divided by 84 months to produce monthly qualifying income:
(Eligible assets after haircut − cash to close − reserves) ÷ 84 = monthly income
When asset depletion is the sole income source, published programs tighten: Lendz requires eligible assets of at least the lesser of $1,000,000 or 150% of the loan amount, caps DTI at 43%, and sets a 680 minimum credit score. PRMG's profile requires qualified assets of at least the lesser of 1.5× the loan or $500,000, minimum credit 660, LTV to 80% on purchase/rate-term, no cash-out on that path. NASB publishes a $500K eligible-asset floor and a $200K minimum loan. Source-reported, fall 2026 — the investors' published terms, not a quote.
Early retirees in Ponte Vedra and Amelia Island with seven-figure portfolios and no W-2. Executives between ventures. Second-home buyers whose income is real but unstructured. If your balance sheet is stronger than your pay stub, this is your door — and your assets stay exactly where they are.
Banks underwrite income because it's the only story their products know how to read. A $900,000 portfolio is a better predictor of payment performance than most jobs — the Non-QM market simply bothered to write the formula for it. Run your assets through the haircut table before you assume you "can't qualify" in retirement.
"If you're a veteran looking to buy a home, I can't recommend Douglas highly enough. As a fellow Marine veteran, he truly understands every aspect of the VA home loan process and knows how to navigate it from start to finish. His knowledge, professionalism, and commitment to serving veterans are second to none. What really sets Douglas apart is that he's much more than just a mortgage loan officer. He works seamlessly with your real estate agent to make sure everyone is aligned and the entire process runs smoothly. You never feel like you're just another transaction. The best part is that once you become part of Douglas's ecosystem, you never really leave it. He continues to be a trusted resource long after closing, providing guidance, connections, and support whenever you need it. It's not just a mortgage — it's a lifelong relationship and an incredible asset to have in your corner. If you're looking for someone who genuinely cares about your success and has the expertise to get the job done right, Douglas is the person to call. Semper Fi!"
No. The assets are documented, haircut, and divided by 84 months to impute income. They are not pledged, not liquidated, and not moved — they stay in your accounts.
Programs differ. As the sole income source, published guardrails tighten (higher asset floors, DTI caps). As a supplement to part-time, pension, or Social Security income, it can top a file up to qualifying. The review shows which structure your balance sheet supports.
Liquid, verifiable accounts: cash and money market at 100%, securities at 70–80%, retirement at 70% (59½+) or 60% (younger). Illiquid assets — real estate equity, business ownership — don't enter this formula.
Run the formula on your real balance sheet. Five minutes of statements tells you the income the formula sees.
Prefer to talk it through? Call Douglas direct: (904) 517-4049.
Douglas Wilkerson, Mortgage Broker | Branch Manager · Freeman Douglas Corporation, Jacksonville Beach, FL · [email protected]
Freeman Douglas Corporation is a DBA of Edge Home Finance. This is not a promise to lend — all credit decisions are subject to approval. Douglas Wilkerson, NMLS #1680719 | Edge Home Finance, NMLS #891464. Verify licensing at nmlsconsumeraccess.org. Equal Housing Opportunity.