Loan Factory · DSCR Rental Loans
Your rental income qualifies you. Not your tax returns.
Helping Real Estate Investors Get Deals Dunn DSCR loans qualify you on the property's cash flow — not your personal income, employment, or tax returns. Purchase, refinance, or unlimited cash-out on your rental portfolio, with programs down to a 0.75 debt service coverage ratio.
$5M Max loan amount
85% Max LTV on purchase
620+ Min credit score
0.75 Min DSCR available
Standard DSCR (1.0+) Up to 85% LTV · Unlimited cash-out available
Below 1.0 DSCR (0.75–0.99) Tighter cash flow still qualifies · Up to 75% LTV
DSCR HELOC & Second Lien Cash-out without touching your first mortgage · Up to $500K
Short-Term Rental DSCR Airbnb & VRBO income eligible · Qualify on projected revenue
DSCR programs The right coverage tier for your rental From strong-cash-flow rentals to properties still stabilizing, there's a DSCR tier built for where your deal actually stands.
Standard DSCR (1.0+) For rentals with rent that comfortably covers the payment.
85% Max LTV
1.0 Min DSCR
$5M Max loan amount
620+ Min credit score
Best for: rentals with strong, stable rent-to-payment coverage
Qualify on property cash flow, not personal income
No tax returns or employment verification
Unlimited cash-out available on qualifying tiers
Close in an LLC, corporation, or trust
Below 1.0 DSCR (0.75–0.99) For rentals still building toward full coverage.
75% Max LTV
0.75 Min DSCR
$2M Max loan amount
680+ Min credit score
Best for: properties where rent doesn't fully cover the mortgage payment yet
Rent doesn't need to fully cover the payment
Purchase and rate & term refinance eligible
Minimum loan amount $175,000
No tax returns or income docs required
DSCR HELOC & Second Lien Cash-out without disturbing your first mortgage.
90% Max CLTV
620+ Min credit score
$500K Max loan amount
2nd Lien position
Best for: pulling cash out without disturbing a low rate on your first mortgage
Keeps your existing first mortgage rate intact
Standalone 2nd lien or HELOC structure
Cash-out for portfolio growth or renovations
No income documentation required
Short-Term Rental DSCR For Airbnb & VRBO operators with an active listing.
75% Max LTV
1.0 Min DSCR
700+ Min credit score
1 Yr STR experience required
Best for: Airbnb & VRBO operators with an established rental track record
Income qualification based on projected market revenue
12-month rental history considered when available
1-year short-term rental operating experience required
Condo eligibility requires HOA short-term rental approval
Not sure which DSCR tier fits your rental? Tell us about the property and we'll match you to the right coverage tier in minutes.
Built For Investment Property

Qualify based on the
property's cash flow.

DSCR financing is designed for real estate investors who want to finance investment property based primarily on the property's ability to support its debt obligations.

01 — HOW DSCR WORKS

The property is part of the qualification.

Instead of relying solely on traditional employment-income underwriting, a DSCR loan evaluates the relationship between the property's qualifying rental income and its qualifying housing expense.

That makes the property's cash flow an important part of the financing decision.

Debt Service Coverage Ratio
Qualifying Rental Income ÷ Qualifying Property Expense
The exact calculation and qualifying income methodology depend on the applicable loan program.
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Investment Property Focus

Designed specifically for non-owner-occupied investment properties used for business purposes.

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Purchase or Refinance

Depending on the program, investors may use DSCR financing for purchases, rate-and-term refinances, or eligible cash-out transactions.

RE

1–4 Unit Properties

Eligible programs can accommodate qualifying single-family and 2–4 unit investment properties, subject to property guidelines.

LLC

Entity Ownership

Certain programs permit eligible investment properties to be vested in an LLC or other qualifying business entity.

$100K+ Example Minimum
Loan Amount
75%+ Potential Maximum
LTV*
$3M Potential Maximum
Loan Amount*
DSCR Property Cash Flow
Qualification
*Program limits vary by lender, transaction type, property, credit profile, DSCR, loan amount, and other eligibility requirements. Actual terms are determined by the applicable loan program and underwriting guidelines.
The DSCR Process

From property to
funding strategy.

A DSCR loan doesn't have to be complicated. We look at the property, the numbers, and the transaction to determine which structure fits your investment strategy.

01

Tell Us About the Deal

Start with the basics: property address, purchase price or current value, existing financing, rental income, and what you're trying to accomplish.

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02

We Structure the Loan

We evaluate the property's cash flow, DSCR, LTV, credit profile, transaction type, and applicable program guidelines to identify the right structure.

→
03

Move Toward Closing

Once the structure is established, we move through underwriting, appraisal, title, documentation, and closing toward funding the investment.

What We Look At

The numbers behind the property.

Every transaction is different. The applicable lender and program determine the final requirements.

✓ Property value
✓ Qualifying rental income
✓ DSCR
✓ Loan-to-value
✓ Credit profile
✓ Transaction type
Flexible Investment Strategies

Built around the transaction.

Depending on the applicable DSCR program, financing may be available for several common investment-property scenarios.

✓ Investment property purchase
✓ Rate & term refinance
✓ Cash-out refinance
✓ Long-term rental property

Have a property in mind? Start with the numbers and see what financing options may fit your deal.

See My DSCR Options →
Program availability, underwriting requirements, loan amounts, LTV limits, DSCR requirements, credit requirements, property eligibility, reserves, and other terms vary by lender and transaction. All loans are subject to applicable program guidelines and underwriting approval.
DSCR Loan FAQ

Questions before you
move forward?

Here are answers to some of the most common questions investors have about DSCR financing.

01 What is a DSCR loan?

A DSCR loan is an investment-property loan that evaluates the property's qualifying rental income relative to its qualifying debt obligation.

The property and transaction are important parts of the qualification process, rather than relying solely on traditional personal-income underwriting.

02 Who are DSCR loans designed for?

DSCR loans are designed for real estate investors purchasing or refinancing eligible non-owner-occupied investment properties.

They can be particularly useful for investors who want financing evaluated around the economics of the investment property.

03 What does DSCR stand for?

DSCR stands for Debt Service Coverage Ratio.

It generally measures the relationship between qualifying rental income and the property's qualifying debt service.

04 How is my DSCR calculated?

In general, the DSCR is calculated by comparing the property's qualifying rental income to its qualifying property expense or debt service.

The exact calculation, rental-income methodology, and expenses used can vary by lender and loan program.

05 Do I need a traditional job to qualify?

DSCR financing is structured around the investment property's qualifying cash flow rather than relying exclusively on traditional employment income.

You still must meet the applicable credit, asset, property, reserve, and underwriting requirements.

06 Can I use a DSCR loan to purchase an investment property?

Yes. Eligible DSCR programs can be used to finance qualifying investment-property purchases.

The property, loan amount, LTV, credit profile, rental income, and other factors must meet the applicable program guidelines.

07 Can I refinance an existing investment property?

Yes. Depending on the program, DSCR financing may be available for rate-and-term or eligible cash-out refinance transactions.

The property's value, existing debt, LTV, DSCR, and transaction requirements will determine eligibility.

08 Can I get cash out of my investment property?

Eligible DSCR programs may allow cash-out refinancing on qualifying investment properties.

Maximum proceeds depend on the applicable program, property type, LTV limits, loan amount, credit profile, and other underwriting requirements.

09 Can the property be owned in an LLC?

Certain DSCR programs allow eligible investment properties to be vested in an LLC or other qualifying business entity.

Entity ownership requirements vary by program and may include specific requirements for members, guarantors, and title.

10 What types of properties can qualify?

Eligible property types vary by program but may include qualifying 1-unit and 2–4 unit residential investment properties.

Property condition, location, occupancy, valuation, rental characteristics, and other requirements may affect eligibility.

11 Can I use short-term rental income?

Some DSCR programs allow qualifying short-term rental income.

The treatment of short-term rental income varies by lender and program, so the property and documentation must be reviewed to determine how the income can be used for qualification.

12 What credit score do I need?

Credit requirements vary depending on the lender, loan amount, LTV, property type, DSCR, and overall strength of the transaction.

A stronger credit profile can generally provide access to more favorable program options.

13 How much can I borrow?

Loan amounts depend on the applicable program and the strength of the transaction.

Property value, LTV, DSCR, credit, property type, and other underwriting factors all contribute to determining the maximum available loan amount.

14 Do DSCR loans require reserves?

Reserve requirements can apply depending on the lender, loan amount, property type, LTV, credit profile, and other transaction characteristics.

The required amount, if any, is determined during the underwriting process.

15 How long does the DSCR loan process take?

Timing depends on the transaction, documentation, appraisal, title work, underwriting, and lender conditions.

Having the property and borrower documentation ready can help keep the process moving efficiently.

16 Is a DSCR loan right for my deal?

It depends on the property, rental income, value, existing debt, credit profile, requested loan amount, and your investment strategy.

The best way to determine fit is to have the actual property and transaction reviewed.

Still have questions? Let's look at your deal.

Give us the property details and what you're trying to accomplish. We'll help determine whether a DSCR structure makes sense for your investment.

See My DSCR Options →
DSCR loans are business-purpose financing for eligible investment properties. Program availability, rates, terms, loan amounts, LTV limits, DSCR requirements, credit requirements, property eligibility, reserves, and other conditions vary by lender and loan program. All loans are subject to applicable underwriting guidelines and approval.