Question 1

How does the PMI removal process work on a conventional loan?

Tim Popp · Accepted Answer

The AIs covered the legal framework well — the Homeowners Protection Act stuff is accurate. But here's what most people don't realize until they're actually in the process: your servicer controls more of this than the law implies.

The 78% automatic termination is real, but it's based on your original amortization schedule — not how fast you actually paid down the loan. If you've been making extra principal payments, your balance might already be at 75%, but the servicer's system is still waiting for the scheduled date to tick over. That's a frustrating surprise. Call them proactively.

The bigger opportunity most people sleep on: home appreciation. If you bought in the last few years and your market moved up, you may already be at 80% LTV or better based on current value — not original purchase price. That's where a servicer-ordered appraisal can pay for itself fast. A $500 appraisal that kills $150/month in PMI is a three-month payback. The math is pretty hard to argue with.

A few things the AIs glossed over:

The 25% equity threshold (75% LTV) often applies if you're requesting removal based on appreciation before the loan is 5 years old — servicers aren't always upfront about that
  Lender-paid PMI (where the rate was bumped instead of a monthly PMI charge) cannot be removed short of a refinance — period
  Second homes and investment properties often require lower LTV thresholds to remove PMI, sometimes 70-75%

If you're not sure whether you have enough equity to make a move — whether that's removing PMI or refinancing out of it entirely — I'm happy to run the numbers with you. Just give me a call.

Question 2

Who qualifies for VA survivor benefits related to a mortgage?

Tim Popp · Accepted Answer

The AIs covered the eligibility framework well — and honestly, this is one area where the rules are pretty clear-cut compared to a lot of VA topics. But there are a few things I see come up in real files that didn't get much attention here.

The biggest one: surviving spouses often don't know they have entitlement at all. I've worked with widows who had been renting for years because no one ever told them this benefit existed. If you're receiving DIC, there's a strong chance you qualify — and that COE pull is usually fast and electronic. Don't wait years to find this out.

The remarriage rules tripped people up for a long time, and the AIs flagged them correctly. But here's the practical nuance — if a remarriage after age 57 ends (divorce, death), eligibility can typically be restored. That's a detail that matters and often gets overlooked.

One thing worth adding: entitlement restoration for surviving spouses works differently than it does for veterans. If a surviving spouse uses their VA benefit and later sells the home, restoring that entitlement isn't always automatic. I won't pretend that process is simple, because sometimes it isn't — it depends on how the original loan was structured and paid off.

Also, meeting VA eligibility is only half the equation. You still need to qualify financially — credit, income, debt-to-income. VA doesn't have a minimum credit score, but lenders do, typically in the 580–620 range as a floor, sometimes higher.

If you're a surviving spouse trying to figure out where you stand, I'm happy to pull the COE and walk through your options. No pressure, just answers. Give me a call at (949) 379-1191.

Question 3

Can a surviving spouse use a VA loan?

Tim Popp · Accepted Answer

The AIs covered the eligibility framework well, and they're right — this benefit is real and meaningful. But there are a few things that come up in actual files that I want to make sure you know about.

First, the funding fee waiver is a big deal that doesn't always get the attention it deserves. Most VA borrowers pay a funding fee at closing — it can run 1.25% to 3.3% of the loan amount depending on down payment and usage. Surviving spouses receiving DIC (Dependency and Indemnity Compensation) are typically exempt from that fee. On a $400,000 loan, that's potentially thousands of dollars back in your pocket at closing.

Second — and this is something I see cause real delays — the COE process for surviving spouses can take longer than it does for veterans. You're pulling together a marriage certificate, the veteran's discharge documents, a death certificate, and sometimes VA disability rating records. Starting that process early matters. Don't wait until you're under contract on a home.

Third, income documentation can be a different conversation here. If DIC benefits are your primary income, those funds are generally treated as stable, non-taxable income — which can actually work in your favor for qualifying. But how lenders document and calculate it varies, so you want someone who handles these files regularly.

The AIs also didn't mention this: if you're a surviving spouse who already owns a home with an existing VA loan, there may be options around assumption or refinancing worth exploring too.

If you're trying to figure out whether you qualify, or just want to work through what the numbers might look like, feel free to reach out — (949) 379-1191. Happy to walk through it with you.

Question 4

What is a piggyback loan and when does it make sense?

Tim Popp · Accepted Answer

The AIs covered the mechanics pretty well — the 80-10-10 structure, avoiding PMI, staying under conforming limits. All solid. But there are a few things I see in actual loan files that didn't come up.

First, qualifying for two loans simultaneously is genuinely harder than it sounds. Your debt-to-income ratio has to absorb both payments from day one. I've had clients who looked great on paper for the first mortgage alone, but the second payment pushed their DTI past what either lender would accept. It's not a dealbreaker — it's just a real constraint you need to account for upfront, not after you're under contract.

Second, the two loans often come from two different lenders, and they have to coordinate. That adds complexity to your closing timeline. Not impossible, but it requires a broker who's done this before and knows how to keep both sides moving together.

Third — and nobody mentioned this — the "is it cheaper than PMI?" math changes depending on your credit score. PMI pricing is risk-based, so a borrower with a 760 FICO pays meaningfully less PMI than someone at 680. At higher credit scores, the piggyback often wins. At lower scores, sometimes it doesn't. You have to actually run the comparison for your scenario, not a generic one.

The conforming loan limit angle is probably the most underrated use case in expensive markets. That one can genuinely save people money in ways that aren't obvious until you see the rate difference between a conforming and jumbo first mortgage.

If you want to run your specific numbers — purchase price, credit score, what you have saved — I'm happy to walk through it. Reach me at (949) 379-1191.

Question 5

Can I roll closing costs into my mortgage?

Tim Popp · Accepted Answer

The AIs covered the mechanics well, but I want to give you the practical reality I see in actual loan files — because the answer changes a lot depending on whether you're buying or refinancing, and what loan type you're using.

On a purchase, you generally can't just "add" closing costs to the loan amount. The loan is based on the purchase price (or appraised value, whichever is lower). So your real options are seller concessions or lender credits — both valid, but neither is free money. Seller concessions work great in a buyer's market; in a competitive market, asking for them can cost you the deal. Lender credits mean a higher rate, which I'd run the math on carefully before accepting.

On a refinance, rolling costs in is much more straightforward — we just add them to the new loan balance as long as you have the equity to support it. That's usually a clean transaction.

One thing the AIs glossed over: prepaids and escrow reserves almost always have to be paid in cash. Homeowners insurance, prepaid interest, property tax reserves — those are typically out-of-pocket regardless of which strategy you use. People are often surprised by this at closing.

Also worth knowing: on investment property deals — DSCR loans especially — lender credits are still available, but the rate tradeoff tends to be steeper than on a conventional primary residence loan. Something to weigh if you're an investor running cash-flow numbers.

If you want to map out which option actually makes sense for your situation — purchase price, loan type, how long you plan to hold the property — that's exactly the kind of quick conversation I'm happy to have. Reach me at (949) 379-1191.

Question 6

What credit score do I need to refinance my mortgage in 2026?

Tim Popp · Accepted Answer

The AIs covered the basics well — 620 is the conventional floor, government programs have more flexibility, higher scores get better pricing. All true. But there are a few things that don't show up in those clean bullet-point summaries.

First, lender overlays are real. The agency guidelines might say 620, but the actual lender funding your loan often requires 640 or 660. I see this constantly. The "minimum" you read about online and the minimum your specific lender will accept are sometimes two different numbers. That gap trips people up.

Second — and this one matters more than people realize — your score can look fine on paper but still cause pricing adjustments that quietly cost you money. Fannie Mae and Freddie Mac use a tiered pricing grid called LLPAs (Loan Level Price Adjustments). A 679 score gets priced differently than a 680. Sometimes it's worth spending 30-60 days getting a few points to cross a meaningful threshold before you pull the trigger on a refinance.

Third, if you're an investor or self-employed, DSCR and bank statement refinances have their own credit score floors — typically 660-680 minimum — and those are less flexible than conventional. Worth knowing before you assume your options are the same as a W-2 borrower's.

The AIs are right that 740+ puts you in the best position. But I'd add: where you land on the pricing grid matters as much as whether you qualify at all. A few points up or down can genuinely change what makes sense financially.

If you want to run your specific scenario — score, equity position, loan type — I'm happy to look at it with you. Sometimes the answer is "go now," sometimes it's "wait 60 days and here's why." Reach out at (949) 379-1191 or just start a conversation.

Question 7

Can I use the equity in my house to buy another home?

Tim Popp · Accepted Answer

The AIs covered the mechanics pretty well — cash-out refi, HELOC, home equity loan. All accurate. But here's what they glossed over: the order of operations matters a lot, and that's where I see people get stuck in real files.

If you're converting your current home into a rental and buying a new primary residence, some loan programs will let you count projected rental income to offset that existing mortgage payment — which can make a huge difference in whether your DTI is workable. But there are seasoning rules, lease requirements, and equity thresholds that vary by program. It's not automatic, and the AIs kind of hand-waved past it.

A few things I flag with clients in this exact situation:

HELOC timing: Some lenders won't count a HELOC as "closed" for reserve purposes the way they count other assets. If you're planning to use a HELOC draw as your down payment, confirm the receiving lender is okay with that sourcing before you pull the trigger.
  Cash-out seasoning: Most conventional programs want you to have owned the property at least 12 months for a cash-out refi. Investment property cash-out can have additional overlays on top of that.
  Combined LTV limits: On investment properties, the math gets tighter — you're often looking at a lower allowable CLTV than on a primary residence.

I won't pretend this is a simple checklist — there are a lot of moving parts depending on what you own, what you're buying, and which program makes the most sense. If you want to walk through your specific numbers, I'm happy to take a look. You can reach me at (949) 379-1191 or just start a conversation here.

Question 8

How do I know how much equity I have?

Tim Popp · Accepted Answer

See full answer at timpopploans.com/ask/how-do-i-know-how-much-equity-i-have-1777414704830/

Question 9

What is a non-warrantable condo and can I get a mortgage on one?

Tim Popp · Accepted Answer

The AIs covered the basics well — but there's one thing they glossed over that I see trip people up constantly: you often don't know a condo is non-warrantable until you're already under contract. That's a painful place to find out.

Before you fall in love with a unit, ask your agent to pull the HOA questionnaire and financials early. I can usually tell within a few minutes of reviewing those docs whether we're dealing with a warrantable or non-warrantable situation. Doing that upfront saves a lot of heartburn.

A few real-world things the AIs didn't mention:

Short-term rental allowances are a growing issue. If the HOA rules allow Airbnb-style rentals — even if the unit you're buying doesn't use it that way — many agency lenders will reject the whole project. This catches buyers off guard in vacation markets especially.
  Litigation is a spectrum. A slip-and-fall claim sitting with the HOA's insurance carrier is very different from a major construction defect lawsuit. Some portfolio lenders will still move forward depending on the nature of it. Don't assume litigation automatically means no financing.
  DSCR loans work well here for investors. If you're buying as a rental, a DSCR loan sidesteps a lot of the agency-approval headaches entirely — the underwrite is based on the property's income, not the condo project's conformity.

Non-warrantable doesn't mean un-financeable. It just means you need the right lender. If you've got a specific project you're looking at, send me the HOA docs and I'm happy to take a look and tell you what you're working with — (949) 379-1191.

Question 10

Can I take cash out of my home to buy another home?

Tim Popp · Accepted Answer

The AIs covered the mechanics pretty well — cash-out refi, HELOC, the 80% LTV ceiling. All accurate. But there are a couple of real-world wrinkles that don't show up in textbook explanations.

The biggest one I see trip people up: timing and simultaneous closings. If you're planning to pull cash out of Home A to close on Home B, those two transactions have to be choreographed carefully. Some lenders won't let you use funds from a cash-out refi that hasn't actually funded yet as "sourced" funds on a new purchase. I've had clients assume they could do both closings back-to-back the same week — it's possible, but it requires lenders on both sides to coordinate, and it's not as smooth as it sounds on paper.

Second thing: what you're buying matters to the lender reviewing your cash-out. If you're pulling equity from your primary residence to buy an investment property, expect more scrutiny — higher reserve requirements, tighter DTI, sometimes a pricing adjustment. That's a different conversation than using it as a down payment on a new primary.

Also worth knowing — a HELOC can actually be a cleaner tool here than a cash-out refi if your first mortgage has a rate you'd rather not touch. You keep your existing loan intact, open a HELOC, draw what you need for the down payment, then pay it down after closing. Simpler, and it preserves the rate on your first.

There's no one-size answer here. It really does depend on your equity, your income structure, what you're buying, and what loan you're walking away from. If you want to run your specific scenario, I'm happy to map it out — reach me at (949) 379-1191.

Question 11

How do mortgage rate buydowns actually work?

Tim Popp · Accepted Answer

The AIs covered the mechanics well — temporary vs. permanent, points, break-even math. No complaints there. But there are a few things I see play out differently in actual loan files that are worth knowing.

The 2-1 buydown is almost always seller-paid in today's market. When I'm working with a buyer and there's room to negotiate, I'll often suggest asking for a seller concession structured as a 2-1 buydown instead of a straight price reduction. The seller moves the same dollar amount, but the buyer gets real payment relief in years one and two — which matters a lot when you're stretching to cover a down payment and moving costs at the same time.

Here's what the AIs glossed over on temporary buydowns: you still qualify at the full note rate, not the reduced rate. So a 2-1 buydown doesn't help you qualify for a bigger loan — it just makes the early payments easier to live with. That's an important distinction if affordability is tight.

On permanent buydowns, the break-even math the AIs mentioned is real, but refinance risk is the variable most people underestimate. If rates drop and you refi in 18 months, you've lost most of what you paid upfront. I won't pretend there's a clean universal answer — it genuinely depends on your rate, loan size, and how long you plan to hold the loan.

If you want to run the actual numbers on a buydown scenario for your situation — whether it's a purchase negotiation or just figuring out if paying points makes sense — feel free to reach out. That kind of math is exactly what I enjoy digging into. (949) 379-1191

Question 12

What is the credit score for FHA loans in 2026?

Tim Popp · Accepted Answer

See full answer at timpopploans.com/ask/what-is-the-credit-score-for-fha-loans-in-2026-1777302588444/

Question 13

What is the minimum credit score for a FHA loan?

Tim Popp · Accepted Answer

See full answer at timpopploans.com/ask/what-is-the-minimum-credit-score-for-a-fha-loan-1777302896174/

Question 14

What are the VA mortgage loan benefits available for surviving spouses?

Tim Popp · Accepted Answer

The AIs covered the official eligibility rules well, but here's what I see in practice: most surviving spouses have no idea they even qualify for this benefit. I've worked with clients who went years thinking VA benefits died with their spouse — they didn't.

What the summaries above gloss over is the documentation piece. Getting your COE as a surviving spouse usually requires more paperwork than a veteran's COE — marriage certificate, death certificate, DD214, possibly DIC award letters. It's not complicated, but it's emotional, and gathering those documents can be hard. A good loan officer will walk you through that step-by-step, not just hand you a checklist.

The funding-fee exemption is huge. On a $400,000 loan, that's over $8,000 you're not paying at closing. Combined with no down payment and no PMI, the math is pretty compelling — especially if you're buying in a market where 20% down feels impossible.

One nuance: the remarriage-after-57 rule is newer (relatively speaking), and some county VA offices still give outdated guidance. If you remarried after 57, don't take "no" from the first person you ask. Double-check with your lender or the VA directly.

If you think you might qualify, let's just pull your COE and see where you stand. There's no cost to find out, and it's one of the most underused benefits out there.

Question 15

Can I get a DSCR loan with no employment history?

Tim Popp · Accepted Answer

The AIs nailed the basics here — DSCR loans really don't care about your W-2s or job history. That's the whole point. But let me add what I see actually happening in loan files.

First, yes, no employment verification is standard on DSCR. I've closed these for self-employed investors who haven't had a "traditional job" in years, retirees living off assets, even folks between careers who found a solid rental deal. The property qualifies itself.

What the AIs glossed over: reserves matter more than people think. When you're not showing income, lenders lean harder on liquidity. I generally tell clients to expect 6-12 months PITI in the bank, but if your credit's in the high 600s or the DSCR is barely 1.0, some programs want closer to 12-18 months. It's the lender's safety net when there's no paycheck to fall back on.

Also, the "1.0 DSCR minimum" isn't universal. Some portfolio lenders will go down to 0.75 if you're putting 25-30% down and have strong reserves, but rates adjust accordingly. Others want 1.25+ for their best pricing. It's not one-size-fits-all.

One practical note: even though employment isn't verified, you'll still fill out a 1003 loan application. You can list "retired" or "self-employed" or "real estate investor" — just be honest. Lenders aren't checking pay stubs, but they do run your credit and assets through compliance.

If you've got a property in mind and want to see what the numbers actually look like for your situation, happy to walk through it. No pressure — just real math.

Question 16

How long does it typically take to close a HELOC, and what causes delays in the funding process?

Tim Popp · Accepted Answer

The AIs gave you the textbook timeline, and they're not wrong—but here's what actually happens in my files.

That 30-45 day window? It's real, but it assumes everything goes smoothly. In practice, I see two common scenarios: either we close in 18-22 days because the borrower had everything ready and the appraisal came back clean, or we hit 50+ days because of one stubborn issue—usually title or a messy payoff situation with the existing lender.

The biggest delay nobody mentions enough: subordination agreements. If you're keeping a first mortgage and adding a HELOC behind it, that first lender has to formally agree to stay in second position. Some lenders turn these around in a week. Others take 30+ days and ghost you in between. It's maddening, and there's not much we can do but wait and follow up relentlessly.

The other thing—appraisals right now are taking longer than they did two years ago. Appraiser shortage is real. Budget 10-14 days minimum, sometimes three weeks in rural areas.

What helps: get me a full month of bank statements upfront, not partial PDFs. Make sure your homeowner's insurance is current and shows the mortgagee clause. If you know there's a lien from a contractor or old HELOC, tell me on day one—not when title finds it.

If you want to map out a realistic timeline for your situation, I'm happy to walk through it. Every file is different.

Question 17

What is the difference between a HELOC and a home equity loan, and when is each one the better choice?

Tim Popp · Accepted Answer

The AIs covered the mechanics well, but here's what I see in actual loan files that might help you decide.

First, HELOCs have gotten a lot tighter since 2020. The "use it like a credit card" era is mostly over — most lenders now want to see a clear purpose for the funds, and many have minimum draw requirements at closing. So if you're thinking "emergency cushion I might never touch," that's harder to execute than it used to be. You'll likely need to take an initial draw of $25k-$50k minimum depending on the lender.

Second, the payment shock on HELOCs is real and often underestimated. I've had clients whose monthly payment tripled when the draw period ended and they shifted from interest-only to fully amortizing. If rates have also climbed during that draw period, it can be brutal. Run those numbers before you sign.

Third, a lot of people don't realize you can sometimes get a fixed-rate HELOC or lock portions of your balance at a fixed rate. Not every lender offers it, but it's worth asking about if you want flexibility with some payment certainty.

In my experience, home equity loans make sense when you know the number and want to sleep well at night. HELOCs work when you genuinely need the flexibility and can handle the variability — but be honest with yourself about that second part.

If you want to walk through your specific situation and see what actually pencils out with current programs, happy to run the numbers with you. No pressure, just clarity.

Question 18

Can I use a DSCR loan to refinance an investment property I already own, including a cash-out refinance?

Tim Popp · Accepted Answer

The AIs covered the mechanics well, but here's what I see in the real world: yes, DSCR cash-out refis absolutely work — I close them regularly — but the devil's in the nuance they glossed over.

First, seasoning matters more than people think. If you just bought the property six months ago, many DSCR programs won't let you cash out yet. Some require 6–12 months of ownership. Rate-and-term refis? Usually no seasoning requirement. Cash-out? Different story.

Second point the AIs soft-pedaled: your DSCR calculation changes when you pull cash. That higher loan balance means a bigger monthly payment, which can drop your ratio below 1.0 if you're not careful. I've had clients surprised when the numbers don't work at max cash-out but pencil perfectly at 65% LTV instead of 75%. Running the actual rent-to-payment math before you fall in love with a cash-out number saves headaches.

Third: appraisals can be the wildcard. Market's been all over the place, and if your property appraises lower than expected, your available cash shrinks fast. I won't pretend that's predictable.

The good news? When the numbers work, DSCR cash-out refis are clean — no tax return archaeology, no explanation letters about your 1099 income. If you want to run your specific property through the actual formulas and see what's realistic, happy to walk through it. Much easier than guessing.

Question 19

Can I get a HELOC on an investment property or rental, and how do the requirements differ from a primary residence?

Tim Popp · Accepted Answer

The AIs nailed the basics — yes, you can get a HELOC on a rental, and yes, it's tougher. What they don't tell you: it's also increasingly rare.

Here's what I see in practice. Most traditional banks stopped offering these after 2008, and the handful of lenders who still do treat them like boutique products with strict boxes to check. The 70-75% CLTV cap is real, and it's firm — no exceptions for "but I have great credit." If you've got a first mortgage at 75% LTV already, you're not getting a HELOC on top of it. Period.

The bigger issue: rental income calculation. Lenders don't just want a lease — they want Schedule E from your tax return, and they're going to haircut that income (often 75%) before counting it toward your DTI. If you're showing paper losses for tax purposes like most savvy investors do, that works against you here.

I won't pretend this is simple. The math has to work on multiple levels — equity position, income documentation, reserves, credit profile — and one weak link kills the deal. Cash-out refinancing is often cleaner if you need a meaningful amount of capital, especially if your current rate is higher than today's market.

If you want to run your specific numbers and see what's actually possible with your property and situation, happy to walk through it. Sometimes the answer is "yes but not worth it," and that's useful to know before you spend time chasing it.

Question 20

Do DSCR loans require a property appraisal and a rent schedule, and how does that affect the timeline?

Tim Popp · Accepted Answer

The AIs nailed the basics, but here's what I see in the actual loan files that can trip people up:

The rent schedule isn't just a formality — it's the make-or-break number on a DSCR loan. I've had deals where the borrower had a signed lease at $2,400/month, but the appraiser's market rent came in at $2,100 based on comps. Guess which number the underwriter uses? The lower one. Every time. That $300 difference can be the gap between a 1.25 DSCR that gets approved and a 1.15 that doesn't.

On timeline: appraisals are the wildcard right now. In some markets I'm seeing 5-7 days. In others it's three weeks because there aren't enough appraisers. The rent schedule is part of that same appraisal report, so you're waiting on one document, not two separate pieces. Once it's in, underwriting review is usually quick — a few days unless something's off.

One thing the AIs glossed over: if you're buying vacant or just closed on the property, we're 100% relying on that appraiser's market rent opinion. No lease to fall back on. Make sure your numbers work before you go under contract, because "I can get $3,000/month" doesn't mean the appraiser will agree.

If you want to walk through the rent math on a specific property before you commit, happy to run those numbers with you — it's a five-minute conversation that can save weeks of headaches later.

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Featured Mortgage Questions

Conventional Loans

How does the PMI removal process work on a conventional loan?

How many conventional loans can I have at the same time, and what happens when I hit the 10-property cap?

What is the minimum down payment for a conventional investment property loan, and does it vary by number of units?

General

Who qualifies for VA survivor benefits related to a mortgage?

What is a piggyback loan and when does it make sense?

Can I roll closing costs into my mortgage?

What credit score do I need to refinance my mortgage in 2026?

Can I use the equity in my house to buy another home?

How do I know how much equity I have?

What is a non-warrantable condo and can I get a mortgage on one?

Can I take cash out of my home to buy another home?

How do mortgage rate buydowns actually work?

What are the VA mortgage loan benefits available for surviving spouses?

VA Loans

Can a surviving spouse use a VA loan?

Can a veteran use a VA loan to refinance a home they no longer live in, and what are the requirements?

FHA Loans

What is the credit score for FHA loans in 2026?

What is the minimum credit score for a FHA loan?

FHA vs conventional loans: which one typically has better rates and which is the right choice for first-time buyers?

DSCR Loans

Can I get a DSCR loan with no employment history?

Can I use a DSCR loan to refinance an investment property I already own, including a cash-out refinance?

Do DSCR loans require a property appraisal and a rent schedule, and how does that affect the timeline?

What is the minimum loan amount for a DSCR loan and are there any DSCR programs for small investment properties?

Are DSCR loan rates typically higher than conventional investment property loans, and is the trade-off worth it?

HELOC

How long does it typically take to close a HELOC, and what causes delays in the funding process?

What is the difference between a HELOC and a home equity loan, and when is each one the better choice?

Can I get a HELOC on an investment property or rental, and how do the requirements differ from a primary residence?

Bank Statement Loans

How are bank deposits calculated for a bank statement loan, and what expense factor do lenders apply to determine income?

Can a self-employed borrower use a bank statement loan to buy a primary residence, or are these only for investment properties?

What is the minimum self-employment history required for a bank statement loan, and can I qualify if I just started my business?

What is the difference between a bank statement loan and a P&L loan for self-employed borrowers, and which is better?