08 · Loan program

DSCR / Investor.

Qualifies you on the property's rental income, not your personal income. Built for real estate investors who don't want to document W-2s, tax returns, or pay stubs. The property pays for itself — and that's the whole underwrite. Eight programs sit behind this page; your deal decides which one.

Talk it through Run your numbers

personal income docs

15%

minimum down

programs, one application

The whole underwrite

One ratio decides it.

DSCR is the property’s monthly rent divided by its monthly payment (PITI). At 1.0 the rent covers the payment. Above it, leverage opens up — 15% down at the top tier. Below it, programs run to 0.75, and one skips the ratio entirely. No W-2s, no tax returns — the property qualifies, not you.

rent ÷ PITI

= your DSCR

15%

min down

None

income docs

· The programs

Eight programs. Your deal picks one.

Every card below is a different underwrite behind the same application. You don't shop them — that's my job. You just find your deal.

“The rent covers the payment.”

15%

minimum down

The standard case. Rent at or above the payment with 740 credit puts 15% down on the table — loans from $75K to $3M.

“It's on Airbnb.”

12 mo

host history qualifies

Short-term rental income counts — twelve months of hosting history or an appraiser's market-rent study sets the income. Expect 25–40% down and a stronger coverage bar.

“The rent falls short.”

ratio required, one program

Coverage floors at 0.75 on most programs — and one doesn't measure the rent at all. 700 credit and 25% down, and the property's cash flow is nobody's business.

“My credit took a hit.”

620

credit floor

Floors reach 620 for experienced investors. One program takes a bankruptcy or foreclosure just two years back.

“I want the lowest payment.”

10 yr

interest-only

One program documents a 40-year term that opens with a full decade of interest-only. The payment is interest alone until year eleven.

“I want equity out.”

75%

of value, cash-out

Cash-out refis run to 75% of value. Keep the new loan at 60% or below and the cash amount is uncapped on more than one program.

“I'm self-employed, buying rentals.”

2-in-1

bank statements + rent

One program qualifies you on bank-statement income and the property's rent together — no tax returns on either side of the file.

On every program

No W-2s, no tax returns, no personal debt-to-income math. Close in an LLC. 1–4 unit residential — no 5–10 unit here. Reserves run 3–12 months of payments by tier. Most programs carry a prepayment penalty — typically 5% on payoffs above 20% of the balance in a year, on a 1-to-5-year term you choose up front; one program carries none.

· The spec sheet

The numbers.

Coverage (DSCR): Monthly rent divided by monthly PITI. Floors at 0.75 on most programs, one no-ratio option. 1.0+ unlocks full leverage.
Down payment: 15% at the top tier (740 credit, rent covers the payment). 20–25% typical. Cash-out refis to 75% of value.
Credit score: 620 floor for experienced investors; first-timers 640–680 by program. 740+ gets the best pricing.
Income docs: None. No W-2s, no tax returns, no pay stubs. The property's income is the whole story.
Loan size: $75K to $3M.
Property types: 1–4 unit residential investment properties. Short-term rentals (Airbnb/VRBO) eligible with conditions. No 5–10 unit on these programs.
Terms: 30-year fixed standard. One program runs a 40-year term with the first 10 years interest-only.
Reserves: 3–12 months of payments by tier — leverage and credit set where you land.
Ownership: Close personally or in an LLC — the standard structure for investors. Expect a personal guaranty on some programs.
Appraisal: Standard appraisal plus a Form 1007 rent schedule that documents the market rent. The 1007 sets the income side of your DSCR math.
Prepayment: Typically 5% on payoffs above 20% of the balance in a year, on a 1-to-5-year term you choose up front. One program carries none.

· Straight talk

Not for you if you're buying a home to live in — DSCR is investment-property financing, full stop.

When a loan I offer isn't right for you, I'll say so — and point you to the one that is.

· Common questions

FAQ

What exactly is a DSCR ratio?

Monthly market rent divided by monthly PITI (principal, interest, taxes, insurance). 1.0 = rent covers payment exactly. Higher = more cushion.

Do I need rental experience to qualify?

No — but first-timer floors sit slightly higher on some programs (credit 640–680, and one wants full rent coverage). Experienced investors unlock the deepest tiers.

Can I close the loan in the name of an LLC?

Yes — most DSCR lenders prefer LLCs. It's the standard structure for asset protection and tax purposes. Expect a personal guaranty on some programs.

Are short-term rentals (Airbnb/VRBO) eligible?

Yes. Twelve months of hosting history or a market-rent study sets the income — one program prices from short-term-rental market data directly. Expect 25–40% down and a coverage bar of 1.0–1.25 by program.

What if rent doesn't cover the payment?

Programs run to 0.75 coverage at a lower leverage cap, and one skips the ratio entirely — 700 credit, 25% down. A higher rate is the trade.

Is there a prepayment penalty?

Usually, yes — typically 5% on anything you pay off above 20% of the balance in a year, for a 1-to-5-year term you pick up front. One program carries none, and one prices it as six months' interest instead. We structure the term around your exit plan.

I had a bankruptcy or foreclosure. How long am I out?

As little as two years on one program. Three to four is typical across the rest. The closer you are to the event, the higher the floor and the lower the leverage.

How is this different from a Conventional investment loan?

No personal income documentation. Conventional investment loans qualify YOU; DSCR qualifies the PROPERTY. That's the whole pitch.

· Questions left?

Ask me directly.

Four quick taps tell me where you are — or skip the form and just call, text, or email. No follow-up sequence either way. About DSCR / Investor loans, or anything else.

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