DSCR loans that qualify on the property
DSCR Kings structures DSCR loans for real estate investors nationwide. Your rental property’s cash flow qualifies the loan, not your tax returns. Brian Bowman has spent 30+ years structuring investor loans and matches each deal to the capital partner whose guidelines fit it best.
Program highlights
- No income, employment or tax-return verification
- No DTI calculation
- Purchases, rate-and-term and cash-out refinances
- Single-family, 2–4 units, condos and townhomes
- Short-term, mid-term and long-term rentals
- LLC, corporation and partnership borrowers
- Loans that typically don’t report to your personal credit
How DSCR qualification works
A DSCR lender asks one question: does the property pay for itself? The debt service coverage ratio divides monthly rent by the full monthly payment (principal, interest, taxes, insurance and HOA). A 1.25 DSCR means the property earns 25% more than it costs to carry.
Because your personal income isn’t part of the decision, DSCR loans work for self-employed investors, full-time investors with heavy write-offs, and anyone scaling past the 10-loan limit on conventional financing. Each property stands on its own numbers.
Where most lenders check whether you fit their box, we build the deal to qualify for the best one: we look at the rent, the leverage and the entity structure first, then place the loan. See how this played out in our case studies.
When DSCR beats conventional financing
- You’re self-employed or your tax returns show less income than you actually earn
- You already have several financed properties, or you’re near the conventional loan limit
- You want to close in an LLC for liability protection
- The property is a short-term or mid-term rental
- You need to move fast and don’t want income documentation slowing the file
- You’d rather keep investment debt off your personal credit report
How it works
- Send us the dealAddress, purchase price or value, rents, taxes and insurance.
- We structure itWe build the loan around the guidelines of the capital partners that offer you the best terms.
- Choose your terms and closeYou see the options side by side, pick the best bank and terms, and we close.
What investors say
“Aggressive deadlines, unexpected bank requirements, and even a denial from the first lender that could have easily killed the deal. But Brian never wavered. He immediately pivoted, found a new bank… and get it approved in the final hours, literally saving the deal.”
“I have worked with Brian for several years. He is knowledgeable, dependable and most of all gets things done when others cannot.”
From verified client reviews. 4.8★ across 1,575 reviews.
Questions investors ask
What is a DSCR loan?
A DSCR (debt service coverage ratio) loan is a business-purpose mortgage on an investment property that qualifies on the property’s rental income instead of the borrower’s personal income. The lender compares rent to the monthly payment (principal, interest, taxes, insurance and any HOA). No tax returns, W-2s or employment verification are required.
How is the DSCR ratio calculated?
DSCR = monthly rent ÷ monthly PITIA. Rent of $3,000 against a $2,500 payment is a 1.20 DSCR. A ratio of 1.0 or higher means the property covers its own payment. Some capital partners will go below 1.0 with adjusted leverage; we match the deal to the partner whose guidelines fit it.
What credit score do I need for a DSCR loan?
Programs start at a 600 FICO. Higher scores open up more leverage and better pricing, so we structure the file to put you in the strongest tier you qualify for.
Can I close a DSCR loan in my LLC?
Yes. We close in LLCs, corporations and partnerships, which supports asset protection and keeps the loan off your personal credit report in most cases. Personal guarantees are typically still required.
Can I use a DSCR loan on a vacant property?
Yes. Vacant properties are allowed; the lender uses market rent from the appraisal (and, for short-term rentals, market data such as AirDNA) to calculate DSCR.
Get your terms
Send the deal. We’ll structure it to qualify for the best terms our capital partners offer, and show you the options side by side.
Business-purpose loans for investment properties only; not for owner-occupied homes. Terms, leverage and approval depend on the property, the borrower’s credit and capital-partner guidelines and are not guaranteed. Programs and availability vary by state. Where state law requires a license, loans are originated through appropriately licensed partners.
