Home financing in Kinney County.

Kinney County's economy is shaped by ranching and agriculture, border trade, government and border patrol employment, small businesses, and a tight-knit community centered in Brackettville. Many residents are self-employed, work seasonal jobs, or earn income in ways that don't fit neatly into a traditional pay stub.

Here's what lenders generally look at — and how it applies to Kinney County residents:

• **Income:** You'll need to show steady income. If you're self-employed or a solo contractor, two years of tax returns (IRS Form 1040 with Schedule C) are typically required. Lenders average your last two years of net income. If your income has been growing, some lenders will work with that.

• **Credit history:** A score of 580+ opens FHA doors; 640+ helps with USDA loans; 620+ for most conventional options. If you have thin or no credit, a CDFI or credit union may be more flexible.

• **Down payment:** Ranges from 0% (USDA, VA) to 3–3.5% (FHA, some conventional). Down payment assistance programs exist at the Texas state level — see Section 5.

• **Debt-to-income ratio (DTI):** Most lenders want your monthly debt payments (including the new mortgage) to be no more than 43–45% of your gross monthly income.

• **ITIN buyers:** You do not need a Social Security number. ITIN loans are real products offered by real lenders. Requirements are similar — income documentation, credit history, and a down payment (often 10–20% for ITIN products, though some programs go lower).

If you've been told you don't qualify anywhere, talk to a HUD-approved housing counselor before giving up. There may be a path you haven't explored yet.

Preparing your documents ahead of time makes the process much smoother. Here's what most lenders will ask for:

**For all applicants:**

• Government-issued photo ID (passport, consular ID/matrícula consular, or driver's license)

• ITIN letter or Social Security card

• Last 2 years of federal tax returns (signed)

• Last 2 years of W-2s or 1099s

• Last 2–3 months of bank statements

• Proof of current address (utility bill, lease, etc.)

• Employment verification letter or self-employment documentation

**If self-employed or a solo contractor:**

• IRS Schedule C (Profit and Loss) for last 2 years

• Business bank statements (last 3–6 months)

• A signed letter from a CPA or tax preparer confirming your business is active (some lenders request this)

**For the property:**

• Purchase agreement (once you've found a home)

• Property address (for USDA eligibility check and appraisal)

**For ITIN applicants:**

• ITIN assignment letter from the IRS

• Alternative credit references if your formal credit history is thin — things like 12 months of on-time rent payments, utility bills, or remittance records

Organize these documents in a folder — physical or digital — before you begin contacting lenders. It saves time and shows lenders you are serious.