- $1B+ Funded
- Rates from 5.99%
- Lending in 45+ States
- NMLS 1003404
Leverage Up to 80% LTV
Maximum leverage on acquisitions and rate/term refinances. 75% LTV on cash-out refinances — pull equity from your existing portfolio to fund the next acquisition.
Rates From 5.99%
30-year fixed and adjustable rate options. Interest-only available for maximum monthly cash flow. Lock in long-term rates before the next acquisition.
No Cap No Limit on Properties
Build a portfolio of 5, 10, 50, or 100+ units. Unlike Fannie/Freddie, we don’t cap the number of financed properties you can own.
Underwriting Property Cash Flow Only
No tax returns. No W-2s. No DTI calculation. We underwrite the property’s debt service coverage ratio — if it pencils, it qualifies.
LOAN TERMS AT A GLANCE
Two programs for two types of investors — single property acquisitions and full portfolio bundles. Here’s what each looks like.
| SINGLE PROPERTY DSCR | DETAILS |
|---|---|
|
Rate |
Starting at 5.99% |
|
Loan Size |
$75K – $2M |
|
Max LTV (Purchase) |
Up to 80% |
|
Max LTV (Rate/Term) |
Up to 80% |
|
Max LTV (Cash-Out) |
Up to 75% |
|
Min DSCR |
1.05x (Gross Rent / PITIA) |
|
Term |
30-year fixed or hybrid ARM |
|
Amortization |
Fully amortizing or interest-only up to 10 years |
|
Min FICO |
660 |
|
Property Types |
SFR, 2–4 unit, condo, townhome, PUD |
|
Borrower |
LLC / business entity required |
|
Experience |
Not required |
|
Close Timeline |
21 days or less |
PORTFOLIO DSCR (5+ PROPERTIES)
| SINGLE PROPERTY DSCR | DETAILS |
|---|---|
|
Rate |
Starting at 5.99% |
|
Loan Size |
Up to $2M+ |
|
Min Property Value |
$72K per property |
|
Max LTV (Purchase) |
Up to 80% |
|
Max LTV (Rate/Term) |
Up to 80% |
|
Max LTV (Cash-Out) |
Up to 75% |
|
Min DSCR |
1.05x (NCF / Debt Service) |
|
Term |
30-year fixed or adjustable |
|
Amortization |
Fully amortizing or partial interest-only |
|
Min FICO |
680 |
|
Min Occupancy |
90% by unit count |
|
Loan Structure |
Blanket loan, single closing, cross-collateralized |
|
Property Types |
SFR, 2–4 unit, condo, townhome, PUD |
|
Borrower |
LLC / business entity required |
Non-owner-occupied properties only. No rural properties or vacation/seasonal rentals. Foreign nationals eligible up to 65% LTV. Final rate depends on FICO, leverage, experience, and DSCR — pre-approval gives you the exact number.
Why Your Bank Stops at 10 Properties — And What to Do About It.
This is the single most common conversation we have with rental investors. The math behind why your local bank or conventional lender keeps saying "no" — and the structural workaround.
Fannie Mae limits an individual borrower to 10 financed properties total. That includes your primary residence, your second home, and every rental you own with a conventional loan. Once you hit 10, conventional lending shuts off. Period.
Most investors don’t realize this until they’re at property #8 and suddenly hearing “we can’t help you with this one.” Then they have a choice: stop scaling, sell winners to clear room, or shift to non-QM lending.
The fix is DSCR. Our DSCR loans are non-QM — they don’t count against Fannie’s cap. There’s no limit on how many properties you can own with us. We’ve worked with investors holding 5 units, 25 units, 80 units, and 150+ units across multiple states.
| Conventional / Fannie | DSCR with HML |
|---|---|
|
10-property hard cap |
No cap on property count |
|
Personal DTI underwriting |
Property DSCR underwriting |
|
Tax returns + W-2s required |
No income docs |
|
Owner-occupied or 2nd home only at lowest rates |
Non-owner-occupied investor properties |
|
Personal name on loan |
LLC / business entity |
|
Re-qualify with full docs every loan |
Streamlined underwriting per property |
|
Slower close (45–60 days) |
21 days or less
|
One Loan for the Whole Stack.
Most DSCR investors start single-property and graduate to portfolio loans as the count grows. Here’s when each makes sense.
Best for: Investors acquiring 1–4 properties at a time
Single Property DSCR
Standard non-QM rental loan. One property, one loan, one closing. Use it for new acquisitions, rate/term refinances out of bridge or hard money, and cash-out refinances on appreciated properties.
- You're acquiring a single property
- You're refinancing one specific asset
- You want to test a new market with one deal before scaling
- You're pulling cash out of one property to fund the next deal
Best for: Investors with established or growing portfolios
Portfolio DSCR (5+ Properties)
A single blanket loan that bundles 5 or more rental properties into one closing. One set of documents. One monthly payment. Cross-collateralized so equity in one property supports leverage on another.
- You own 5+ properties and want to consolidate financing
- You're refinancing a group of properties out of multiple high-rate loans
- You're acquiring a portfolio from another investor in a single transaction
- You want to pull cash out of your entire portfolio for the next acquisition wave
Not sure which is right? Most investors at 5–15 properties benefit from a hybrid approach: portfolio loan on the stabilized core, single property loans on new acquisitions. We’ll map it out on a 15-minute call.
Built for Investors Treating Rentals Like a Business.
This program isn’t built for someone buying their first rental. It’s built for operators who already understand the asset class and are running into the structural limits of conventional lending.
The Capped Investor
You scaled the right way — bought rentals one at a time, used conventional financing, built equity. Now you've got 7 or 8 properties and your lender just told you no on #11. You need a non-QM lender who doesn't count against the Fannie cap.
The Active Portfolio Builder
You've already moved past conventional lending. You're acquiring 5–15 properties per year, you operate through an LLC, and you need a DSCR lender who can keep up with the pace of your acquisitions — and structure portfolio loans when consolidation makes sense.
The Institutional Investor
You're running a real rental business. Multiple LLCs, multiple markets, a property manager (or several), and a balance sheet that needs to be financed strategically — not deal-by-deal. You want a capital partner who treats you like the institutional operator you are.
- Minimum FICO: 660 (single property) / 680 (portfolio)
- Borrower: LLC or business entity required (non-owner-occupied only)
- Min Property Value: $75K (single) / $72K per property (portfolio)
- Min Occupancy: 90% by unit count (portfolio loans)
- DSCR: 1.05x minimum debt service coverage
- Property Types: SFR, 2–4 unit, condo, townhome, PUD — non-owner-occupied
- U.S. Citizens & Permanent Residents: Foreign nationals eligible up to 65% LTV
What You Get With Us
LLC Friendly
Close in your business entity name. Standard asset protection structure for serious rental investors — no personal name on title, no personal exposure beyond the guaranty.
Short-Term Rentals Allowed
Airbnb, Vrbo, and other short-term rental income accepted. We underwrite STR cash flow using AirDNA market data — your STR portfolio counts toward DSCR.
Nationwide Lending
Active in 45+ states. Build a portfolio that spans markets without juggling 5 different regional lenders.
21-Day Close
Streamlined documentation, in-house processing, and a single relationship manager from application to close. No 60-day waiting period like conventional lenders.
The Mechanism
From Application to Close in 21 Days.
We stripped the friction from construction lending to match your build speed.
01
Pre-Qualify (24–48 hours)
Soft credit pull, basic property info (or portfolio summary), entity details. Rate and LTV quote within 48 hours.
02
Application & Documents
Property-level: address, rent roll, leases, insurance, entity docs.
Not required: tax returns, W-2s, pay stubs, or personal income verification.
03
Appraisal & DSCR Validation (1–2 weeks)
We order the appraisal and validate DSCR using actual lease data (or 90% of market rent for vacant units). Portfolio loans run a single appraisal cycle across all properties.
04
Underwriting & Close (21 days total)
Final underwriting, clear to close, fund. Single property: one closing per loan. Portfolio: one closing for the entire bundle.
05
Ongoing Relationship
Once your sponsor profile is established, subsequent loans move faster — same FICO check, same DSCR math, same entity. The relationship operates more like a credit facility than a one-off application process.
$1B+ Funded. Investors Don't Switch Lenders Twice.
The first deal is an audition. Here’s what happens after.
4.8
Verified Reviews – 45+ States
loan type
region
Luxury Beachfront Spec Home
Clarity & Confidence
Common Questions From Builders.
What is a DSCR loan?
DSCR stands for Debt Service Coverage Ratio. It’s a non-QM
(non-qualifying mortgage) rental loan that qualifies based on the property’s rental income vs. its monthly debt obligation — not your personal income, DTI, or tax returns. If the property covers its own debt service at 1.05x or better, the loan qualifies.
How is DSCR calculated?
For single property: Gross Rent ÷ PITIA (Principal + Interest + Taxes + Insurance + Association dues). For portfolio loans: Net Cash Flow ÷ Debt Service. Minimum threshold is 1.05x — meaning rent covers debt service with a 5% cushion.
Do I really not need tax returns?
Correct. No tax returns, no W-2s, no 1099s, no pay stubs, no DTI calculation. The loan is underwritten against the property’s cash flow and the entity holding title — not against your personal income picture. This is why DSCR is the standard for serious rental investors.
What's the difference between conventional rental loans and DSCR?
Conventional rental loans (Fannie/Freddie) are qualified mortgages that count against your personal 10-property limit, require full income verification, and underwrite based on your personal DTI. DSCR loans are non-QM — no Fannie cap, no income verification, underwritten on the property. Different product, different rules.
Can I really own 50 or 100+ properties with DSCR loans?
Yes. There’s no cap on the number of DSCR loans you can have. We’ve worked with investors at every scale from a single duplex to portfolios over 100 doors across multiple states.
What's the difference between a single property loan and a portfolio loan?
Single property: one loan per property, one closing, individually underwritten. Portfolio: 5+ properties bundled into one blanket loan, one closing, cross-collateralized. Portfolio loans reduce closing costs and admin overhead as the count grows.
Can I cash out to fund my next acquisition?
Yes. Up to 75% LTV on cash-out refinances (both single property and portfolio). This is one of the most common reasons investors come to us — pulling equity out of stabilized rentals to fund new acquisitions without touching personal cash reserves.
Are short-term rentals (Airbnb) eligible?
Yes. We underwrite STR income using AirDNA market data and historical performance. Both single property and portfolio loans can include STR units, provided the property is non-owner-occupied and the local market supports the income projections.
What about vacant properties at acquisition?
We can close on vacant properties — common for new acquisitions before tenants move in. For DSCR calculation on vacant units, we use 90% of market rent based on appraiser-validated comps. Portfolio loans require 90% occupancy across the bundle by unit count.
What's the minimum FICO?
660 for single property DSCR. 680 for portfolio DSCR. Soft credit pull during pre-qualification — no impact on your score.
Can I close in an LLC?
Yes — and we require it. All DSCR loans close in a business entity (LLC, LP, S-Corp, etc.). It’s standard structure for investor-class lending and separates the asset from personal liability.
Do you allow foreign nationals?
Yes, up to 65% LTV. Foreign national borrowers must meet additional documentation requirements — we’ll outline these on the call.
What states do you lend in?
45+ states. We currently can’t lend in North Dakota, Oregon, South Dakota, Utah, and Vermont. Everywhere else, we’re active.
How fast can you close?
21 days from a complete application and ordered appraisal. Repeat borrowers with established entity profiles can close faster.
What if my deal doesn't fit perfectly?
Submit it anyway. DSCR has flexibility most conventional programs don’t — we may be able to structure around a vacant unit, a borderline DSCR, or an unusual property type. If it’s genuinely outside the box, we’ll tell you and may refer you to another lender we trust.
Request a Term Sheet.
Submit your basic deal info and we’ll respond within 48 hours with either a pre-screen result or a complete submission checklist tailored to your scenario.
