Qualify on the property’s cash flow — no tax returns, no W-2s. We underwrite the asset’s income, so a strong rental qualifies without personal income documents. Built for buy-and-hold investors holding rentals in an entity.
National Lending with $600+ Million in CRE Loan Requests Processed Monthly
Indicative terms. All financing remains subject to credit review, third-party reports, property condition and capital availability.
Address, rent, value, and the exit — no income documents.
Quote in 60 secAppraisal ordered with a 1007 market-rent schedule.
Ordered day 1We size to the property’s DSCR, not your tax return.
Clean doc listFund in the entity; rinse and repeat on the next one.
Close 21–30 daysA debt service coverage ratio loan replaces personal income underwriting with a single property-level test. Underwriting takes the property’s gross rent, subtracts taxes, insurance, any homeowners association dues and the proposed monthly debt service, and expresses the result as a ratio. At 1.00x, the rent covers the payment exactly. Above 1.00x, the property produces surplus cash flow and supports full leverage.
Because the ratio is calculated from the asset, there is no debt-to-income calculation, no tax return review and no employment verification. That matters most for self-employed investors and for anyone whose returns show depreciation, cost segregation or paper losses that would otherwise disqualify an otherwise sound rental.
Rent is documented one of two ways. If the unit is leased, the executed lease governs. If it is vacant or being purchased, the appraiser completes a 1007 single-family comparable rent schedule, and underwriting uses the lower of actual and market rent. Confirming that figure early is the single most reliable way to predict final proceeds.
Purchase and rate-and-term refinance transactions reach up to 80% loan-to-value. Cash-out refinances are capped at 75%, leaving 25% equity in the property. The gap between those two numbers is worth planning around: an investor who buys at 80% and later wants cash out will need the property’s value to grow before a cash-out refinance returns meaningful proceeds.
Term options include 30-year fixed, 40-year amortization and interest-only structures. Interest-only lowers the payment during the interest-only period, which raises the calculated DSCR and can therefore increase proceeds — a useful lever when a property qualifies at 0.95x on a fully amortizing basis but clears 1.00x interest-only.
Loans are written to the entity. LLC vesting is standard rather than an exception, which keeps title, insurance and the operating agreement aligned from the first transaction and makes the second and third acquisition faster to close.
DSCR financing is long-term, patient capital. It is the natural takeout for a completed rehab or a finished ground-up build, and the natural home for a stabilized rental that no longer needs bridge pricing. Investors commonly renovate on a rehab bridge, season the lease, then refinance the finished asset into a 30-year DSCR loan and recycle the equity into the next acquisition.
Because qualification does not consume personal income capacity, the program scales. There is no point at which a conventional debt-to-income ceiling stops the next purchase. The constraint becomes property performance, reserves and credit — all of which an investor can manage deliberately.
Executed lease or a 1007 market-rent schedule, tested against taxes, insurance and HOA dues.
Credit, reserves, entity documents and prior rental experience — not debt-to-income.
Amortizing or interest-only, chosen so the calculated ratio supports the proceeds requested.
No. Qualification is based on the property’s rent measured against the proposed debt service, taxes, insurance and any HOA dues. Personal income documents are not part of the file.
A 1.00x ratio is the standard threshold for full leverage. No-Ratio and sub-1.00 options extend to roughly 0.75x coverage at reduced leverage and adjusted pricing.
Purchase and rate-and-term refinances reach up to 80% of value; cash-out refinances are capped at 75%. Loan sizes generally run from $100,000 to $3.5 million and above.
Yes. LLC vesting is the standard structure for this program rather than an exception, which keeps title, insurance and the entity aligned across a growing portfolio.
Most transactions close in 21 to 30 days. The appraisal, including the 1007 rent schedule, is ordered on day one because it typically drives the timeline.
Asset fundamentals inform structure and proceeds.
Every state page connects local markets, program parameters and related capital solutions.
Acquisition-plus-renovation capital for value-add residential, with the full rehab budget financed and drawn on inspection.
View program ↗03Vertical construction financingVertical construction financing for ground-up builds, tear-down rebuilds and build-to-rent, released on a milestone draw schedule.
View program ↗04Subordinate capital stack solutionsSubordinate capital that closes the gap between senior debt proceeds and the equity a sponsor is prepared to commit.
View program ↗