Qualify on the rent, not your tax return.
No tax returns, no W2s, no personal debt-to-income calculation. The property's rent drives the decision, and we place deals even when the rent does not fully cover the payment. We are the broker team investors bring their DSCR deals to, and we shop every file across a full bench of DSCR lenders.
Send the address, price, and expected rent. I will tell you if it pencils.
One deal, shopped across the whole bench
A single lender can only offer you their own box. As a brokerage, we are not tied to one set of guidelines. Your file goes out to a bench of DSCR lenders competing for the deal, so the same property and the same rent can produce very different answers on cost and eligibility. We find the yes on the best terms.
You apply once. Your deal goes out to a bench of DSCR-focused lenders instead of getting stuck inside one company's guidelines.
We push on rate, points, and ratio rather than taking the first quote. On investor loans, a small pricing difference compounds across the life of the loan.
You deal with me start to finish. No call center, no handoffs, no chasing a status update while your closing clock runs.
How the ratio works
DSCR stands for Debt Service Coverage Ratio. The lender takes the property's rental income and divides it by the property's total payment, usually principal, interest, taxes, insurance, and HOA dues.
DSCR = monthly rent ÷ monthly PITIA
At 1.0 the rent exactly covers the payment. Above 1.0 it more than covers it. Each lender sets its own minimum.
That single number replaces the entire personal income analysis. It is why an investor with aggressive write-offs, or one who already owns several financed properties, can keep buying when conventional financing has stopped working.
Why investors use DSCR
No personal income documentation
No tax returns, no W2s, no pay stubs, and no personal debt-to-income calculation. The file is underwritten on the property, not on you.
The rent carries the loan
Lenders compare the property's rental income to the payment. If the ratio clears their threshold, the deal works, regardless of what your Schedule E looks like.
Scale past the usual limits
Conventional financing gets restrictive once you own several financed properties. DSCR lenders are generally far more comfortable with a growing portfolio.
Vesting in an LLC is normal
Most DSCR lenders are comfortable closing in the name of an LLC, which is often the whole point for an investor structuring things properly.
Short-term rentals can count
Some lenders will use short-term rental income rather than only long-term market rent. That matters a lot in a market like the Gulf Coast.
Faster, cleaner underwriting
Fewer documents means fewer conditions and fewer surprises late in the file. On a competitive deal, that speed is worth real money.
What we can finance
From your first rental to a growing portfolio, most DSCR scenarios have a lane. Here is the range we work in.
Every loan purpose
- ✓ Purchase your next rental
- ✓ Rate-and-term refinance to a better payment
- ✓ Cash-out refinance to pull equity for the next deal
- ✓ Delayed financing right after a cash purchase
Most property types
- ✓ Single-family and 2-4 unit rentals
- ✓ Condos, townhomes, and PUDs
- ✓ Short-term rentals (Airbnb, VRBO)
- ✓ Non-warrantable condos and condotels with the right lender
Structure it your way
- ✓ Close in an LLC, partnership, or your own name
- ✓ 30-year fixed, ARMs, and interest-only options
- ✓ First-time investors and seasoned landlords
- ✓ Foreign national programs available
Bring us the deal that got a no
The deals other people pass on are often the ones we place. If your file has one of these wrinkles, it is worth a conversation.
Ratios below the usual threshold, and select no-ratio programs
Cash-out to recycle equity into your next acquisition
Short-term rental income used in place of long-term market rent
Portfolio and blanket structures for investors holding multiple doors
Recently placed-in-service properties with limited rental history
Aggressive write-offs that sink a conventional debt-to-income file
How this goes
Send me the deal
Address, purchase price, expected rent, and how much you want to put down. That is enough to know whether it clears.
I shop it across the bench
Lender thresholds and pricing vary a lot on DSCR. Same property, same rent, different answers on cost and eligibility. I find the one that says yes on the best terms.
Close and go find the next one
The point of this structure is repeatability. Once we know what works for your file, the next deal moves faster.
Common questions
What does DSCR actually mean? +
Debt Service Coverage Ratio. It compares the property's rental income to its total payment, typically principal, interest, taxes, insurance, and any HOA dues. A ratio of 1.0 means the rent exactly covers the payment. Above 1.0 means it more than covers it. Lenders set their own minimum, and requirements vary from lender to lender.
What if the ratio comes in below the threshold? +
You have levers. A larger down payment reduces the payment and improves the ratio. Some lenders allow lower ratios with compensating factors, and a handful will go below 1.0 or run a no-ratio program for strong borrowers. Terms differ, which is exactly why you want more than one lender looking at the deal.
How much do I need to put down? +
Investor financing requires meaningfully more down payment than an owner-occupied purchase, and the exact figure depends on the lender, the property type, your credit, and the ratio. I will give you real numbers for your specific deal rather than a range that may not apply to it.
Does my credit still matter? +
Yes. Income documentation goes away, credit does not. Your score still drives pricing and eligibility, and reserves usually matter too. It is a different underwriting box, not the absence of one.
Can I use this for a short-term rental? +
Often yes. Some DSCR lenders will underwrite using short-term rental projections or documented history rather than long-term market rent. Not every lender does, and that is one of the bigger differences worth shopping.
Can I finance more than one property at a time? +
Yes. DSCR is built for investors who keep buying. We place one-off deals and can also structure portfolio or blanket loans for landlords holding several doors. If you are trying to scale, tell me the whole picture and I will map the cleanest path.
Why go through a broker instead of a single lender? +
Because DSCR terms swing hard from lender to lender. A single lender can only offer you their box. As a brokerage we take your one file and shop it across a bench of DSCR lenders competing on rate, ratio, and structure. Same property, same rent, and the best answer can be thousands of dollars apart.
Who do I call with a deal? +
Me, directly. Rich Preston at (448) 202-7711 or rich@prestonlending.com. Send me the address, the purchase price, and the expected rent, and I can tell you quickly whether it pencils.
Got a deal on the table?
Send me the address, the price, and the expected rent. I will tell you quickly whether it works, what it would cost, and which lender gives you the best answer.
DSCR loans are non-qualified mortgage products for business purpose, non-owner-occupied investment properties only. Minimum coverage ratios, down payment requirements, credit score minimums, reserve requirements, and pricing are set by individual lenders and vary significantly. Rental income treatment, including short-term rental income, differs by lender. Program availability, including no-ratio, portfolio, blanket, and foreign national options, varies by lender and is subject to change. This page is for informational purposes and is not an offer or commitment to lend, and is not investment or tax advice. All loans are subject to credit approval, property appraisal, and lender guidelines. Rich Preston, Branch Manager, NMLS 1735238. NEXA Lending, AZ Broker License 0944059, NMLS 1660690. Equal Housing Lender.