Georgia Stated Income Loans: Bank Statement Financing for Atlanta Area and Statewide Investors
Georgia’s economy — particularly Metro Atlanta’s — produces an enormous volume of self-employed, high-income borrowers who are systematically locked out of conventional mortgage financing. The film and entertainment production industry (Georgia has been the #1 film production state in the country for several consecutive years) generates production companies, independent contractors, actors, directors, and crew members who earn substantial income but through irregular, project-based compensation structures that don’t produce clean W-2s. The tech startup ecosystem in Atlanta’s Midtown and Ponce City Market corridors generates founders, early employees, and consultants with equity compensation and variable income. The food and beverage industry in Intown Atlanta — a restaurant landscape that rivals many larger cities — employs hundreds of owner-operators with genuine cash flow obscured by aggressive deductions. All of these borrowers need bank statement or alternative documentation programs to qualify for investment property financing that reflects their real income.
MKK Capital arranges stated income financing for Georgia investment properties through our private capital network. Programs accept 12 or 24 months of bank statements in place of tax returns — qualifying on actual cash flow, not tax-optimized reported income.
Georgia-Specific Stated Income Borrower Profiles
Film and entertainment industry: Production company owners, freelance crew (DP, gaffer, grip, sound mixer), and talent with Georgia-source production income often earn $150K–$400K+ annually through a mix of W-2 project income, 1099 payments, and business entity distributions. A 24-month bank statement program that captures the rolling average of this variable income is often the only path to conventional-equivalent qualification.
Atlanta restaurant and hospitality operators: One of the most active stated income borrower profiles in Georgia. Annual business deposits of $500K–$3M+ through restaurant cash and card receipts, with net income reported at a fraction of deposits due to cost of goods, labor, and lease expenses.
Medical and dental practices: Practice owners operating as S-corps or LLCs who take modest W-2 salaries and large entity distributions. Bank statement programs capture both — or asset depletion programs serve the sub-group with large retirement and investment account balances.
Georgia Stated Income Loan FAQ
I’m an Atlanta film production company owner with irregular income between projects. Which program works best?
24-month bank statement programs work best for project-based income because they smooth out the periods between productions. If you had a strong project year 18 months ago followed by a development year with lower income, the 24-month average captures both and produces a more representative qualifying figure than 12 months alone. Your program documentation would include 24 months of business bank statements from your production company, 2 years of self-employment history in the film industry (production company license or past project credits), and your CPA contact information for income verification attestation.
My Savannah property management company generates $180,000 in gross revenue but $35,000 net. Can I qualify for a stated income loan?
Yes. With $180,000 in annual business deposits, a bank statement program would apply an expense ratio (typically 35–45% for service businesses) and arrive at $99,000–$117,000 in qualifying income — roughly 3x your reported net income. At $99,000–$117,000, you would qualify for a meaningful Georgia investment property loan that your Schedule C figure would block entirely. Your 2 years of property management company history and consistent deposit patterns are the key qualifying factors alongside the bank statements themselves.
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