Rental & DSCR Loans

If you write off enough to run a smart business, your Schedule E makes you look broke to a conventional underwriter. DSCR lending ignores all of it. If the rent covers the debt, the loan works.

• Investors past the Fannie/Freddie ten-property cap
• Self-employed borrowers and business owners
• Anyone with heavy depreciation and write-offs
• Portfolio owners consolidating multiple properties into one loan
• Short-term and seasonal rental owners (Cape, islands, ski markets)

Loan size: $100K – $5M+ (portfolio higher)

Purchase LTV: Up to 80%

Cash-out LTV: Up to 75%

Term: 30-year fixed, 5/1 and 7/1 ARM, interest-only options

Minimum DSCR: 1.00–1.25x depending on program

Income docs: None. No W-2, no returns, no DTI

Vesting: LLC or personal

Property types: SFR, 2–4 unit, condo, 5+ unit multifamily, short-term rental

A DSCR under 1.0. The lender uses market rent from the 1007, not your pro forma. If the appraiser's rent number is low, the loan re-sizes. We check rent comps before ordering the appraisal.

Seasoning. Cash-out on a property you bought four months ago often requires seasoning, and programs differ on whether they'll use appraised value or your purchase price. This is exactly where lender selection saves you real money.

Short-term rental income treatment. Some lenders will use actual STR revenue. Most underwrite to long-term market rent instead — which can cut your qualifying income in half. If you own a seasonal property, you need the shop that counts the income you actually make.