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Compare loan programs side-by-side
The right mortgage depends on how you earn and what you're buying. These comparisons lay the trade-offs out in plain tables — qualification, documentation, rate position, and who each program fits best.
Start with the three core programs business owners and investors weigh most often, then drill into a specific head-to-head.
Bank statement vs DSCR vs conventional
These three programs cover the majority of business-owner and investor files. The difference comes down to what gets used to qualify: your deposits, the property's rent, or your tax returns.
| Factor | Bank Statement | DSCR | Conventional |
|---|---|---|---|
| Income documentation | 12–24 months of business bank deposits | The property’s rental income vs. PITIA | Two years of tax returns or W-2s |
| Tax returns required | No | No | Yes |
| Best for | Self-employed owners whose write-offs depress taxable income | Investors qualifying a rental on its own cash flow | W-2 and traditional-income buyers whose file fits the agency box |
| Property type | Primary, second home, or investment | Investment property only | Primary, second home, or investment |
| Personal income used to qualify | Yes — from deposits | No | Yes — from tax returns |
| Typical rate position | Above conventional (Non-QM) | Above conventional (Non-QM) | Usually the lowest available |
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Find the program that fits your file
Answer five questions about how you earn and what you're buying. The matcher surfaces the programs where your file performs best, then a licensed loan officer reviews.
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Comparisons on this page are general educational summaries, not offers of specific loan terms. Program availability, rates, and qualifying requirements vary by borrower profile, property type, and state, and are subject to lender approval.
Sunrise Lending · Equal Housing Opportunity. Matching rules are written and reviewed by licensed mortgage professionals. All loan decisions are made by licensed mortgage professionals. Not a commitment to lend. Loan approval subject to underwriting guidelines. This is not financial advice.