I think the best advice is to shop around with various, reputable lenders to find out what their guidelines are: Mortgage Brokers, Mortgage Bankers, Credit Unions, local or regional banks and 'Big Box' lenders like Wells Fargo. If you are working with real estate agent/broker on the purchase of the home you want to buy, they should be able to refer someone to you. If you are not working with an agent/broker, please feel free to contact me at 707-541-2345 or email@example.com. What the lender will or won't accept as income will depend on their own guidelines and, as you suggest, whoever they re-sell the note to: Fannie, Freddie or private investors. Right now loan originators (whoever takes and processes your loan application) are very concerned about having to buy back loans they have sold if the loan goes bad and the borrower defaults.