Financing built for the way you actually buy.
Fix and flip, bridge, and interest-only for short holds. DSCR for long-term rentals. Using the wrong structure costs you either the deal or the margin.
Send me the deal and I will tell you which structure fits.
Why investor financing is a different world
Owner-occupied lending is built around one question: can this person afford this house. Investor lending is built around a different one: does this deal work.
That changes everything downstream. Speed matters more, because a slow close loses deals. Structure matters more, because a short hold financed on a thirty-year product bleeds margin, and a long hold financed on a bridge product bleeds worse. And the way you are qualified changes, because your personal tax return often has very little to do with whether the property performs.
Most investors hit their wall not because their deals stopped working, but because they kept using the product that worked for their first purchase. There are several doors here, and the skill is knowing which one to walk through.
The structures available
DSCR rental loans
Qualify on the property's rent rather than your income. No tax returns, no personal debt-to-income calculation. Built for the long-term hold.
Fix and flip
Short-term financing priced for a short hold, often including a rehab budget released in draws as the work is completed.
Bridge financing
Covers the gap between acquiring and stabilizing or selling. Useful when the timing of your capital does not match the timing of the deal.
Interest-only options
Lower carrying cost during a hold period, which preserves cash flow while you renovate, lease up, or wait for the right exit.
Portfolio and multi-property
Conventional financing gets restrictive once you own several financed properties. Investor lenders are generally far more comfortable with scale.
LLC vesting
Most investor products are comfortable closing in an entity name, which is usually the whole point of structuring things properly in the first place.
Matching the product to the hold
The most expensive mistake in investor financing is not the rate. It is using a product built for a different timeline.
Buying to hold and rent
DSCR is usually the answer. It qualifies on rent, it is built for long amortization, and it does not care what your Schedule E looks like after depreciation.
Buying to renovate and sell
Fix and flip or bridge. Priced for months rather than decades, frequently with rehab draws. Putting a flip on a thirty-year product wastes money on both ends.
Buying to renovate and keep
Often a two-step: short-term money to acquire and renovate, then a refinance into DSCR once it is leased and the value is established. Plan both steps before you buy the first one.
You will live in one unit
If you are occupying a unit of a two to four unit property, owner-occupied financing may be available, and it is usually dramatically cheaper. Tell me if this is your plan, because it changes everything.
How this goes
Send me the deal
Address, purchase price, expected rent or after-repair value, rehab budget if there is one, and how long you intend to hold it.
I match structure, then shop it
First the right product for your timeline, then the right lender within it. Investor pricing and guidelines vary widely between lenders.
Close and repeat
The point of getting the structure right is repeatability. Once we know what works for your profile, the next deal moves considerably faster.
Common questions
How much do I need to put down? +
Meaningfully more than an owner-occupied purchase, and it varies by product, property type, credit, and the deal itself. Rather than quote a range that may not apply to you, send me the specifics and I will give you the real number.
Do I need to show tax returns? +
On DSCR, generally no. The property's rent carries the qualification. On some bridge and fix and flip products, documentation is also light. It depends on the structure, which is another reason to pick the structure deliberately.
Does my experience level matter? +
For rental financing, usually not much. For fix and flip, often yes: some lenders price better or lend more to investors with completed projects behind them. If this is your first flip, that narrows the field but does not close it.
Can I finance a short-term rental? +
Frequently yes. Some lenders will underwrite using short-term rental projections or documented history rather than long-term market rent. Not all will, and that difference is worth shopping in a market like the Gulf Coast.
How fast can these close? +
Investor products are often considerably faster than conventional financing, because there is less personal documentation to verify. On a competitive deal that speed is worth real money, and it is a legitimate reason to choose one lender over another.
Who do I call with questions? +
Me, directly. Rich Preston at (448) 202-7711 or rich@prestonlending.com. Ask me anything before you apply. There is no cost and no obligation.
Got a deal on the table?
Send the numbers and the timeline. I will tell you which structure fits and what it costs.
Investment property and business purpose loans are for non-owner-occupied properties and are generally not subject to the same consumer protections as owner-occupied residential mortgages. Down payment requirements, credit score minimums, reserve requirements, experience requirements, rehab draw procedures, prepayment terms, and pricing are set by individual lenders and vary significantly by product. Nothing on this page is investment or tax advice. This page is for informational purposes and is not an offer or commitment to lend. All loans are subject to credit approval, income and asset verification, and property appraisal. Rich Preston, Branch Manager, NMLS 1735238. NEXA Lending, AZ Broker License 0944059, NMLS 1660690. Equal Housing Lender.