Questions investors actually ask

A loan on an investment property that qualifies on the property's rental income instead of your personal income. The lender compares the rent to the payment. There are no tax returns, no W-2s, and no personal debt-to-income calculation.

No. That's the defining feature of the product. Lenders still verify identity, credit, and assets for down payment and reserves, and they underwrite the property — but personal income documentation isn't part of it.

Gross monthly rent divided by PITIA — principal, interest, taxes, insurance, and any association dues. A property renting for $2,400 with a $2,000 PITIA has a DSCR of 1.20. You can run your own numbers here.

There are still options. Coverage below 1.00 narrows the lender list and tightens terms, and some programs don't use a ratio threshold at all. Lowering the loan amount, extending amortization, or moving to interest-only all raise the ratio.

No, and this isn't a preference — it's the whole shape of the business. We work only on business-purpose financing secured by non-owner-occupied investment property. If you intend to live in it, we're not the right firm and we'll tell you on the first call.

Programs on our panel run from $100,000 up to $4,000,000. Where a particular scenario lands inside that range depends on the property, the coverage ratio, and the lender.

Up to 85% LTV on the strongest files. Maximum leverage is determined by the lender after review and varies with credit, property type, transaction type, and coverage — the top of the range is not available on every scenario.

Programs start at a 600 minimum FICO. Score affects which lenders will look at a file and how much leverage they'll allow, rather than acting as a simple pass or fail.

A program that doesn't apply a minimum coverage ratio. It's used where rent is hard to document or the ratio doesn't tell the real story — a heavy value-add property, or an unusual rental pattern. Availability and terms are set by the lender.

Yes. First-time investors and first-time homebuyers are both eligible on programs we work with. Prior landlord experience isn't a universal requirement, though some lenders price for it.

Single-family, townhomes, warrantable and non-warrantable condos, condotels, 2–4 unit properties, planned unit developments, rural single-family, and short-term rentals. See the full list with notes.

Yes, and most investors do. We also work with corporations and revocable trusts. Vesting in an entity is standard on these programs rather than an exception. Lenders will want the formation documents and typically a personal guaranty from the members.

Yes. The question is which income figure the lender uses — long-term market rent from the appraiser, or documented short-term revenue. Those can differ substantially in either direction, so identify the program before you're committed to a purchase price.

Both are financeable, and both narrow the lender list considerably. Tell us early rather than at appraisal — the property type determines which lenders can even look at the file.

Frequently, using the appraiser's market rent opinion in place of a signed lease. Some lenders reduce maximum leverage when a unit isn't leased, so it's a factor to plan around.

No. We work with U.S. citizens, permanent residents, and non-permanent residents. ITIN borrowers and foreign nationals both have dedicated programs.

Yes, through ITIN-specific programs. These carry their own overlays — typically a higher minimum credit score, lower maximum leverage, and a lower maximum loan amount than standard programs. We'll walk you through the current parameters for your scenario.

Yes, through a separate foreign national DSCR program with its own documentation and eligibility requirements. Tell us up front, because it changes which lenders are in play from the start.

There's no agency-style cap on financed properties, because there's no personal debt-to-income calculation to exhaust. Individual lenders may limit total exposure to a single borrower, which is one reason working across a panel matters as a portfolio grows.

Property address, gross monthly rent or expected market rent, estimated value, the loan amount you're after, a credit score range, and whether you're vesting personally or in an entity. Estimates are fine to start.

No. Reviewing a scenario involves no credit pull. Credit is pulled later, with your authorization, once you decide to move forward.

It varies by lender, property type, and how quickly conditions get cleared. Files rarely slow down in underwriting — they slow down waiting on insurance binders, entity documents, and leases. Having those ready is most of the difference.

Usually. These programs commonly carry a prepayment term, often structured as a declining percentage over the first several years, with shorter or zero options available on different terms. If you might sell or refinance soon, say so early — it changes which program fits.

No. We don't provide rates, quotes, or pricing through this site or before a lender has reviewed your file. Terms come from the lender. What we can tell you is which lenders are worth approaching for your scenario and what in the file is likely to draw questions.