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  • 30-Year Fixed
  • Soft Credit Pull
  • Low Documentation
  • Flexible Terms
  • Fast Funding
  • No Income Verification
How do DSCR loans differ from conventional loans?

Conventional lenders — banks, mostly — qualify you: tax returns, employment history, debt-to-income ratios, the whole file. A DSCR loan qualifies the property. Lenders look at your credit score and the property’s debt service coverage ratio — whether the rental income covers the monthly payment. No tax returns, no employment verification, no personal income documentation.

That makes DSCR loans a fit for self-employed investors who write off heavily, anyone whose tax returns don’t tell the real story, and experienced investors who want to scale without every property piling onto their personal DTI.

Max 75% for cash-out refinancing and max 80% for purchases. A note on the market: 80% cash-out refinancing is not available in the DSCR space. Anyone telling you they can offer that isn’t giving you the full story, watch for a potential bait-and-switch.

Yes, and they’re some of my favorite deals to run. A portfolio loan bundles multiple rental properties under one loan: one payment, one closing, one set of documents instead of five or ten separate refinances.

They’re especially powerful for cash-out. If you’ve built equity across several properties, a portfolio cash-out refi lets you pull capital from all of them at once and redeploy it into your next acquisition. They typically take a bit longer in underwriting than a single-asset loan (2–4 days versus 1–2), but for investors with multiple properties, the efficiency usually wins.

Two things on the property side: the portfolio needs at least two properties, and each one has to be worth $75,000 or more.

Beyond that, the same fundamentals as any DSCR loan apply, a minimum credit score of 680 and rental income that covers the debt payment. If you’re not sure whether your properties are suitable, send me the addresses and rough numbers and I’ll tell you quickly. That’s exactly what the quote request is for.

Three to four weeks from quote to funding for most deals. The appraisal is usually the longest single step, typically 1–2 weeks depending on the market, which is why we order it immediately and run your documentation in parallel instead of waiting.

The number one thing that keeps a deal at the fast end of that range: getting documents back quickly. Your file can’t sit in a pile on my desk, because there is no pile — but it can sit waiting on a missing lease agreement. Send things back promptly and 3 weeks is realistic.

Yes. All my lenders require vesting in an LLC, in fact, it’s the most common way investors close DSCR loans, and closing in a trust is an option as well [typically a revocable living trust / depending on the lender and trust type]. If you have a specific entity structure in mind, mention it in your quote request and I’ll match you with a lender that supports it.
For DSCR loans, the minimum credit score is 680. However, if you have someone — a business partner, spouse, or trusted friend — who’s willing to be added to the loan and meets the minimum requirements, we can proceed that route. It won’t show on their credit.
Is there a seasoning period?

Seasoning, how long you’ve owned the property before refinancing, varies by lender: some want 3 months minimum, some want 6. This is one of the spots where having multiple lender relationships pays off, because I can route your deal to whoever’s seasoning requirement fits your timeline.

If you’ve owned the property less than 3 months, you can often still refinance,  the loan amount just caps at your purchase price plus documented rehab costs, rather than the new appraised value. Once you’re past seasoning, you can borrow against the full current value. For BRRRR investors, that distinction is usually the whole ballgame, so if timing matters to your deal, tell me when you request a quote and we’ll plan around it.

No — my lenders don’t report DSCR loans to personal credit bureaus. The monthly payment never shows up on your credit report, which means you can keep acquiring properties without ballooning your personal DTI or running into the conventional mortgage cap. It’s one of the main reasons investors who could qualify conventionally still choose DSCR. The one credit touchpoint is at application: most lenders do a soft pull to check your score, and only a few do a hard pull. After that, the loan lives entirely off your personal report.

The standard is a 30-year term, every lender I work with offers it, so you’re never squeezed by a short payback window like you would be with hard money or bridge financing.

Within that, there’s flexibility on structure [30-year fixed is the most common, and several of my lenders also offer interest-only periods, typically the first 5 or 10 years, which keeps payments low while you stabilize or renovate. Adjustable-rate options (5/6, 7/6 ARMs) are available too, usually at a lower starting rate.] When I send your quote options, I’m happy to lay the structures out side by side so you can see how each affects your monthly number and your DSCR.

Yes, I have lenders who offer fix and flip loans.
Nope. I have lenders who work with seasoned investors and those just starting out. You don’t need a long track record to get financing.
Yes. It’s one of the harder boxes to check in DSCR lending, most lenders won’t touch rural, but I have a lender that does rural long-term rentals. This is exactly the kind of deal where lender relationships matter: it’s not on anyone’s rate sheet, you just have to know who does it.

Yes, I work with lenders who specifically underwrite short-term rentals, not just lenders who tolerate them. That distinction matters, because the big question with STR financing is how your income gets counted.

Lenders who truly specialize in STRs will qualify the property using short-term rental income — typically your trailing 12 months of actual revenue, or projected STR income from a market data report like AirDNA for new purchases, rather than forcing the deal to pencil on long-term market rent. Since STR revenue often runs well above what a long-term lease would bring, underwriting on the real number can be the difference between a deal that qualifies easily and one that doesn’t qualify at all.

If you’re buying or refinancing an STR, mention it in your quote request along with whether you have revenue history, it changes which lenders I take your file to.

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Frequently Asked Questions

Get quick answers to common questions about DSCR financing, loan requirements, terms, and the application process.
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