Loan Options

One of these is the right fit for you.

We work with our network of investor lenders and every major loan program. On this page, compare the options at a glance — then let us help you choose.

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Conventional

3–20% down with competitive rates for buyers with good credit and stable income.

Best for: 660+ credit, steady W-2 or documented self-employed income.

Learn more → Lower credit friendly

FHA

3.5% down with flexible qualifying — a common choice for first-time buyers.

Best for: 580+ credit, tighter down payment budget.

Learn more → Veterans

VA

$0 down, no PMI, competitive rates — a benefit you've earned through service.

Best for: Active-duty, veterans, and eligible spouses with a valid COE.

Learn more → Higher price points

Jumbo

Financing above conforming limits — common in Northern Virginia and the DC metro.

Best for: Purchase price above conforming limit for the county.

Learn more → Rural & exurban

USDA

$0 down for eligible homes in qualified rural and exurban areas of VA and MD.

Best for: Income-eligible buyers in qualified zip codes (e.g. parts of Loudoun, Stafford, Fauquier).

Talk to an advisor → Homeowners

Refinance

Rate-and-term, cash-out, and streamline options — with a clear breakeven.

Best for: Current homeowners with a meaningful rate or structure improvement.

Learn more → VA & MD residents

State Housing Programs

Virginia Housing and the Maryland Mortgage Program, paired with your primary loan.

Best for: Income-eligible buyers looking for DPA, grants, or credits.

Learn more → Non-QM

Self-Employed & Bank Statement

Bank statement, 1099, P&L, and asset-based programs for business owners.

Best for: Self-employed borrowers whose tax returns don't show their full earning power.

Talk to an advisor →

Important: TMES does not promise specific rates or approvals. Every program above has its own guidelines, and eligibility depends on credit, income, property, and program requirements. Figures and benefits are typical and for illustration only. A TMES advisor will review your specific situation and confirm which programs you may qualify for.

For business owners

Self-employed & non-QM programs

If you're self-employed, your tax returns often understate your true income — thanks to the same write-offs that help you save on taxes. Traditional underwriting can make it feel impossible to qualify even when you clearly can afford the home.

We work with lenders who offer:

Bank Statement Loans — 12 or 24 months of personal or business bank statements used to calculate income.
1099-Only Programs — income calculated from your 1099 gross, with a standard expense factor.
P&L Programs — a CPA-prepared profit and loss statement used in place of tax returns.
Asset-Based Programs — qualifying income derived from your liquid assets.
DSCR / Investor Loans — qualifying based on a rental property's cash flow, not personal income.

Is a bank statement loan right for you?

A bank statement loan often makes sense if you own your business, your tax returns don't show your real earning power, and you have strong deposits and credit.

Rates and down payment requirements on non-QM programs are typically higher than on conventional loans. We'll walk you through the tradeoffs so you can make an informed choice.

Talk to a Self-Employed Specialist

Your information is never sold. After you submit a form, a TMES advisor (not a call center) will reach out within one business day.

Next Step

Not sure which loan fits?

Run the comparison tool, then talk to an advisor. We'll model multiple programs side by side so you can see the real difference.

Compare Loan Options Talk to an Advisor

No credit pull on any tool. NMLS ID# 205178.