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Manny Oloyede | NMLS 1824463

Purchase pathway

Real Estate Investors

Investor financing comes down to how you want to qualify. Agency loans use your personal income and count against your debt ratios. DSCR loans use the property's rent. Short term loans fund the repositioning of a property that is not ready for either.

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Who this is for

  • First time investors buying a single family rental
  • Investors expanding beyond the agency financed property limit
  • BRRRR investors buying, renovating, renting and refinancing
  • Investors closing in an LLC

How the process works

  1. Underwrite the property, not just the price

    Rent, taxes, insurance, vacancy, maintenance and management determine whether the deal works. The loan payment is one input.

  2. Pick the qualification method

    If your debt ratios still have room, agency financing is usually less expensive. If not, DSCR qualifies on rent instead.

  3. Plan the exit before the entry

    If you use short term financing, the refinance terms and seasoning requirements should be known before you buy.

Common mistakes

  • Budgeting rent against principal and interest only, ignoring taxes, insurance and vacancy
  • Ignoring prepayment penalties on DSCR loans when a sale is likely
  • Starting a renovation without confirming refinance seasoning requirements

Loan programs that apply

Investment

DSCR Loans

Investment property financing qualified on rent, not personal income.

Learn more Investment

Conventional Investment Property Loans

Agency financing for rentals, qualified on your personal income.

Learn more Investment

Fix and Flip Loans

Short term financing for purchase plus renovation on a resale or refinance exit.

Learn more Refinance

Investment Property Refinance

Restructure or pull equity from rental property you already own.

Learn more Specialty

Bank Statement Mortgages

Qualify with business or personal deposits instead of tax return net income.

Learn more

Frequently Asked Questions

Most DSCR programs do not use a personal debt to income calculation. They evaluate the property's rent against the total payment, along with your credit and reserves.

Agency guidelines limit the number of financed properties and raise reserve requirements as you add them. DSCR programs often have no such limit, subject to investor guidelines.

A DSCR loan qualifies an investment property on its rental cash flow rather than your personal income. See the DSCR program page and the DSCR calculator to model a scenario.

Generally no. Eligible DSCR programs review the property's income, credit, reserves and the appraisal rather than tax returns or pay stubs. Requirements vary by lender and scenario.

Divide the property's gross rent by the total monthly payment including principal, interest, taxes, insurance and any HOA dues. A result of 1.00 means the rent equals the payment. Minimum ratios vary by program.

Many investor programs allow title in an LLC with a personal guarantee, though conventional financing normally requires an individual borrower. Entity documents are reviewed before closing.

More than a primary residence, with the exact figure depending on the program, credit, property type and cash flow. It should be quoted per scenario rather than assumed.

Yes, and it often prices better than specialty investor programs when you can document personal income and stay within the financed property count limits.

Frequently yes, supported by a lease or a rent schedule prepared with the appraisal. How much of the rent counts depends on the program.

Some investor programs consider short term rental income, often using documented history or a market rent analysis. Availability and documentation rules vary.

Short term financing for purchase and renovation, typically interest only, with rehab funds released in draws. See the fix and flip program page.

Yes, through conventional or DSCR financing, subject to equity, seasoning and reserve requirements. See the investment property refinance page.

A fee for paying off a loan early, common on investor programs. Terms differ, and some programs let you buy down or remove the penalty for a pricing adjustment.

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We will review your documents and give you a preapproval you can use with confidence. Not a commitment to lend.

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