Investor FAQ: DSCR and hard money loans, answered by an operator

Monthly rent divided by the monthly payment (PITI: principal, interest, taxes and insurance). A $3,000 rent on a $2,500 PITI is a 1.20 DSCR. Include HOA dues and flood insurance if the property has them. Lenders count them, and they can kill a deal you thought penciled.

A 1.0 or higher qualifies with every DSCR program. 1.25 or higher qualifies for preferred pricing. If you’re at a 1.20, you’re doing well. We also close deals below 1.0 when the structure supports it.

Yes. If your in-place lease is above market, we can qualify on actual rents. If market rent is stronger, we use the appraiser’s rent schedule. We pick the number that gives your deal the best ratio.

Yes. We can qualify on short-term rental market data with no booking history required, or on your actual bookings if you’re already operating. Structuring a property as an STR is often the lever that turns a thin long-term deal into a strong one.

No. DSCR loans qualify on the property’s cash flow. No income or employment verification, no tax returns and no DTI calculation.

Up to 85% LTV on approved purchases, depending on the program, property and credit profile.

Up to 80% cash-out on approved DSCR refinances.

No seasoning on DSCR refinances. If you bought with cash or hard money and added value, you can refinance on the new value right away. You don’t have to wait six or twelve months.

Yes, where programs allow. We refinance on the full after-repair value supported by the appraisal, not your purchase price. That’s how investors recycle capital into the next deal.

We prepare the file so the appraiser sees the full value: comps, upgrades and features. When an appraisal misses something, we challenge it with a Reconsideration of Value. On one deal, an ROV showed the appraiser had missed a lake view, and that added $30K in value.

Yes. We close in LLCs, corporations and partnerships. Business-purpose lending is built for entity ownership.

Done right, business-purpose loans in your entity don’t report to your personal credit, which protects your personal profile as the portfolio grows.

Entity ownership adds a layer of privacy and asset protection. We’ll coordinate the loan structure with your entity setup. Talk to your attorney about the right structure for anonymity in your state.

Most programs start at a 600 FICO, and higher scores unlock more leverage and better pricing. We also have options for lower-credit borrowers. Reach out to discuss your deal.

Not necessarily. A credit partner can be structured into the deal so it still closes.

Yes. Multi-member LLCs and partnerships are common. We structure around who’s on title, who’s guaranteeing and how the capital is split.

Yes. Vacant properties are allowed. We can qualify on market rent or short-term rental income data instead of an in-place lease.

Single-family homes, 2–4 units, condos and townhomes, short-term, mid-term and long-term rentals, and vacation-market homes. Larger and specialty assets are reviewed case by case across our capital sources.

Usually the better play is two steps: hard money to buy and renovate, then a DSCR refinance on the finished value with no seasoning. We plan both loans up front so the exit is set before you close.

Funding in as little as 3 days on qualified deals. Approvals come fast because the loan is based on the asset and the plan, not your tax returns. No DTI, W-2s or paystubs required.

Up to 90% of the purchase price and 100% of the rehab budget on approved deals.

Loans up to $5MM on 1–4 unit residential properties, including fix and flip and bridge loans. Bridge refinances go up to 75% cash-out.

No prepayment premium on 1-year terms, with 1- and 2-year terms available.

First-time investors can qualify, and experienced borrowers earn pricing discounts. We’ll match the program to your track record.

You sell, or you refinance into a long-term DSCR loan. We map that exit before closing, so you’re never scrambling for takeout financing.

Most loan officers check whether you fit the bank’s box. Brian builds your deal to match programs with higher leverage, lower rates and better terms. He has 30+ years in investor lending, access to 200+ capital sources, and he invests the same way you do.

Nationwide.

Custom terms typically in 24–48 business hours. No credit pull to start.

The property address, the purchase price or estimated value, rent (long-term, mid-term or expected STR income), the estimated PITI, and your plan: hold, flip or refinance.

No. Brian is known for closing the complex, last-mile deals other lenders couldn’t: credit partners, low appraisals, insurance problems and multi-step hard-money-to-DSCR structures.