How portfolio size, loan amount, term, haircuts, down payment, and reserves interact — realistic framing for Indiana buyers without promising exact approval amounts.
Your required portfolio size is a function of several moving parts — not a fixed dollar threshold every investor shares.
Loan amount
Higher = more income needed
Larger mortgages require more monthly depletion income for DTI
Loan term
Shorter = less assets needed
15-year terms divide the base by fewer months
Down payment
20–30% typical
Removed from depletion base before income calc
Reserves
3–12 months PITIA
Held aside and not counted toward income
Haircuts
60–100% by asset type
Retirement counts less than cash or brokerage
Other income
Reduces asset need
SS, pension, and rental income offset depletion
A Carmel retiree buying a $600,000 primary home with 25% down needs a very different asset base than a Zionsville buyer financing a $350,000 condo with Social Security already covering part of the payment. Loan amount, term, and compensating income all shift the math.
Rough rule of thumb: after haircuts, down payment, and reserves, your remaining depletion base divided by loan term in months should produce enough monthly income to keep total DTI within program limits — typically alongside property taxes, insurance, and any HOA on Indiana properties.
Ryan & Steve model your file against multiple investors before you shop — so you know whether your current portfolio supports your target price range or whether adjusting term, down payment, or loan amount makes more sense.
This is educational guidance only. Pre-approval requires a full review of your assets, credit, and property — no exact dollar amount is guaranteed here.
Strategic adjustments can make a borderline file work — without overstating what you can afford.
A 15-year amortization roughly doubles monthly depletion income vs. 30 years on the same portfolio — though the payment itself is higher.
Reduces loan amount and PITIA, lowering the depletion income required — but also removes assets from the income base. Find the balance.
Social Security, pension, and rental income add to total qualifying income and reduce how much depletion income the file needs.
A portfolio weighted toward cash and brokerage (higher haircuts) produces more usable assets than one heavy in excluded or reduced categories.
Related asset depletion guides and Non-QM resources from Ryan & Steve.
Overview of asset-based Non-QM and who it helps.
Haircuts, divide-by-term math, and monthly DTI income explained.
Eligible account types, haircuts, and common exclusions.
Full program hub and application steps.
2MG Daily
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There is no single universal minimum — portfolio size must support the loan amount, down payment, reserves, and monthly DTI target after program haircuts. Ryan and Steve run your actual balances against current investor guidelines before you apply.
Yes — higher loan amounts need more depletion income, which means a larger usable asset base after haircuts, down payment, and reserves are subtracted. Loan term and DTI limits also factor in.
Down payment is removed from the depletion base before income is calculated. A larger down payment reduces LTV but also reduces the asset pool available for income — balance both when planning your Indiana purchase.
Yes — Social Security, pension, rental income, and other documented sources can be added to depletion income for total DTI. That may reduce the asset base you need to qualify.
Ryan & Steve will model your assets against loan amount, term, and reserve rules before you start shopping.