Loans that qualify on the property, not just you
DSCR, conventional investor financing, and portfolio options for 1–4 unit residential properties — including in the states you don't live in.
How investors get financed
Three routes. The right one depends on what your tax returns say versus what the property earns.
DSCR loans
Qualify on the property's rental income instead of your personal income. No tax returns, no W-2s, no debt-to-income calculation.
- Underwritten on rent vs. payment
- Ideal when write-offs shrink your taxable income
- Vesting in an LLC generally permitted
Conventional investor
Standard agency financing on a non-owner-occupied property. Best pricing of the three if your documented income supports it.
- Typically the lowest rate available
- Usually 15–25% down depending on units
- Financed-property limits apply
Portfolio & non-QM
For files that don't fit an agency box — bank statement income, asset depletion, recent credit events, or unusual property types.
- Bank-statement and asset-based qualifying
- Flexible seasoning requirements
- Case-by-case underwriting
What DSCR actually measures
Debt Service Coverage Ratio is one division problem: the property's monthly rent divided by its monthly payment — principal, interest, taxes, insurance, and any HOA dues.
| Monthly rent | Monthly PITIA | DSCR | What it signals |
|---|---|---|---|
| $3,000 | $2,400 | 1.25 | Strong — best pricing tier |
| $2,800 | $2,545 | 1.10 | Solid — qualifies comfortably |
| $2,600 | $2,600 | 1.00 | Breakeven — still financeable |
| $2,400 | $2,700 | 0.89 | Below 1.0 — fewer options, more down |
Most DSCR programs want 1.0 or better, and pricing improves as the ratio climbs. Below 1.0 there are still options — they generally cost more or ask for a larger down payment.
Worth knowing: because DSCR skips personal income entirely, the number of properties you already own matters far less than it does on conventional financing. That's what makes it the workhorse for investors past their fourth or fifth door.
What I'll need to quote you
- Property address and unit count
- Purchase price or current value
- Actual or market rent
- Estimated taxes, insurance, and HOA
- Down payment and rough credit score
That's enough for real numbers. No application required to get a quote.
Investor questions
How much down do I need on an investment property?
Conventional investor loans generally start around 15% down on a single unit and step up for 2–4 units. DSCR programs typically want 20–25%, with better pricing as the down payment grows. Exact requirements track your credit score and the property's ratio.
Can I close in the name of an LLC?
On DSCR and most portfolio programs, yes — that's one of the main reasons investors use them. Conventional agency financing generally requires title in your personal name. Talk to your CPA or attorney about which structure serves you; I'll tell you what each loan allows.
Is there a limit on how many properties I can finance?
Conventional financing caps the number of financed properties you can carry. DSCR and portfolio programs generally do not, which is why most investors shift over once they pass that ceiling.
Do short-term rentals qualify?
Often yes. Some programs will use documented short-term rental history or a market rent projection instead of a long-term lease. It varies by program and by market, so send me the address and I'll tell you what's available there.
Let's underwrite the deal
Send me the address, the rent, and the down payment. You'll get real terms back the same day.