Types of Mortgage Loans 2026: Self-Employed, Investor, Conventional & Commercial

Self-employed programs let lenders verify income with alternative documentation instead of, or alongside, tax returns. Depending on the program, that can be personal or business bank statements, a profit and loss statement, 1099 forms, or liquid assets for an asset depletion loan. Jumbo, portfolio, and stated income programs cover files that fall outside agency guidelines. Documentation and history requirements vary by program and lender, and a loan officer can help match your paperwork to the right option.

Investor programs are built for properties held for rental income, renovation, or resale. DSCR loans typically qualify based on the property's rental income compared with its housing payment rather than your personal income. Fix-and-flip and hard money loans focus on the property's value and your exit plan, construction loans finance new builds, and condotel loans cover condo-hotel units that conventional lenders won't finance. Many investor programs can close in an LLC.

These are full-documentation programs that verify income with W-2s, pay stubs, and tax returns. Conventional loans follow Fannie Mae and Freddie Mac guidelines. FHA loans are insured by the Federal Housing Administration and can allow more flexible credit requirements. VA loans are guaranteed by the Department of Veterans Affairs for eligible service members, veterans, and some surviving spouses. High-balance loans cover amounts above the standard conforming limit in higher-cost areas. If you have traditional income documentation, these are usually the first programs to consider.

Bridge loans provide short-term financing to cover a gap, such as buying before a sale closes or repositioning a property. Private money loans are funded by private lenders and focus on the property's value. Permanent loans provide long-term financing for stabilized income-producing properties such as apartments, retail, office, and industrial buildings. Small farm loans cover agricultural land and operations. Terms and eligibility vary by lender, property, and deal structure.

Often, yes. Special-purpose properties such as churches, car washes, gas stations, funeral homes, golf courses, hotels, assisted living facilities, farms, and mobile home parks are usually financed through commercial or specialty programs rather than standard residential loans. Lenders typically look at the property's value, its operating history and income, and the borrower's experience. Because fewer lenders finance these properties, working with a broker who can compare multiple lenders can help.