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VA Cash-Out Income Guide

Can I qualify for a VA cash-out refinance if I’m self-employed?

Yes. Self-employment income can qualify when it is documented, stable, reliable and expected to continue. Owning a business does not establish approval by itself.

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Start with documented income and business history.

Prepare your recent personal tax returns with schedules. Depending on the business and underwriting findings, the lender may also need business returns, a current profit-and-loss statement and a balance sheet. Ask which documents your file requires before gathering them.

VA generally expects two years of self-employment. A shorter history requires closer review; previous related employment or specialized training can matter. This is not an automatic exception or approval.

Bottom line: Self-employment is an income source the lender can review. The documentation and the complete loan file determine whether you qualify.

Income is one part of the VA cash-out decision.

VA eligibility and credit

Your Certificate of Eligibility establishes eligibility for the VA home-loan benefit. The lender still reviews credit, income and the other loan requirements.

Occupancy and appraisal

You must satisfy occupancy requirements and have the home appraised. Owning a business does not change those requirements.

Existing loan and costs

A VA cash-out refinance replaces an existing mortgage or other recorded lien. Compare closing costs and the proposed loan balance with your cash-out goal.

Ask which documents your file requires.

VA’s self-employment guidance calls for tax-return and financial analysis. Account deposits alone do not establish the income available to support the mortgage.

Personal and business returns

Prepare recent personal tax returns with all schedules. Whether business returns are also needed depends on the business and the underwriting findings.

Current financial statements

The lender may need a current profit-and-loss statement and a balance sheet to review the business and its income. Confirm the required documents with your banker before gathering them.

Do not let a refinance pitch outrun the math.

Business deposits alone

Deposits alone do not establish qualifying self-employment income. Tax returns and financial analysis are part of the review.

A paid-off home

No. An existing mortgage or other recorded lien must be refinanced. A home with no mortgage or recorded lien does not qualify for VA cash-out.

Texas homesteads

Texana does not offer VA cash-out refinancing on Texas homesteads. Tell your banker the property state before assuming a program fits.

VA income guidance and cash-out requirements

VA Lenders Handbook, Chapter 4, Topic 2(j) covers self-employment income analysis; Topic 8(e) addresses documentation reductions for automated underwriting. Chapter 4 was updated August 26, 2026. The VA cash-out overview was updated January 7, 2026. Texas Attorney General Opinion KP-0183 was issued February 26, 2018. Sources checked October 30, 2026.

Ask about your documentation

Include your property state, business type, time in business and cash-out goal. Subject to credit approval, appraisal and final underwriting. This is not a commitment to lend.

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What borrowers say about Texana Bank

Real reviews from real borrowers, pulled live from our Google Business Profile.

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Bryan Corbin

Texana Bank helped me with the purchase of my third home, and honestly, the experience was the smoothest of all three home purchases. I only worked with Lynette, but she was friendly, helpful, and courteous at all times. She was extremely patient with me, and she took time to answer all my questions. Even more impressive is that the bank worked with me through a challenging employment situation. Never once was I made to feel bad about asking questions, and Lynette's responses were lightning fast. This was one of the best experiences I have ever had with any company, bar none. I highly recommend Texana Bank to anyone.

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Overdue but thanks again Adam, I appreciate you going above and beyond to make sure my family got our dream home. 10 stars.

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My experience with Lynette was the best and easiest experience it could’ve possibly been when being a first time home buyer. She’s very kind, communicative, reliable, and so much more! It made the whole process that much less stressful and overwhelming. So blessed to have had her on my side!

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I was about to go with another company for this refinance no cash out until I received a call from this Adam McCormick. He was so knowledgeable and made me feel very comfortable with this process. Adam is knowledgeable ,courteous, understanding and has a real passion and patience for people. 👍We are at the closing. Thank you Adam McCormick!!

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My situation had its difficulties. Justin was confident and persistent through the process and we the got the result

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Outstanding Service and support from a truly Customer Oriented Agent! My pleasure to have worked with Mr. MCcormick.! Would follow him to next source if necessary. He is concerned in an outstanding balanced way. My pleasure to?know and do Business with him and The Bank! JFields

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Texana Bank was there for us throughout the entire process. Their personableness, as well, their professionalism. As a financial institution it was nice to know that while obtaining a loan, we had a safe place to relay. They are absolutely “by the book” and at the same time makes the process easier to participate. The hospitality and genuine concern as clients was overwhelming of which we will always consider Texana Bank first, before mostly any other financial institution.

Mitchell Morris

Greg was awesome and the process was simple. I have nothing but the highest praise for the process and for Greg himself. Thank you.

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