DSCR
- Qualifies on
- rental income
- Credit
- 660+
- Max LTV
- 80%
- DSCR floor
- 1.0x (interest-only available)
No W-2, no tax returns, no employment. The property's rent covers the debt. Purpose-built for investors growing a portfolio.
Check DSCR eligibilityDSCR, conventional, and the full wholesale panel.
A retail bank can only quote what's on its own shelf. A broker shops the whole wholesale panel, including the DSCR investors most retail loan officers can't access. Below: the programs we run, with DSCR and conventional leading.
Conventional
- Credit
- 620+
- Max LTV
- 97%
- Loan size
- ≤ $806,500
- PMI
- drops at 80% LTV
The default for most buyers with a clean income file. Best rate-to-cost ratio when the file qualifies.
Start a conventional fileFHA
- Credit
- 580+
- Max LTV
- 96.5%
- Loan size
- by county
Lower credit floor, MIP for the life of the loan in most cases.
VA
- Credit
- 580+
- Max LTV
- 100%
- Funding fee
- 1.25 to 3.30%
Eligible service. No mortgage insurance, often no down payment.
USDA
- Credit
- 620+
- Max LTV
- 100%
- Property
- rural
Income-limited. Useful in eligible areas with no down payment.
Jumbo
- Credit
- 700+
- Max LTV
- 89.99%
- Loan size
- > $806,500
Reserves required. Overlays vary materially between investors.
Refinance
- Credit
- 620+
- Max LTV
- 97%
- Break-even
- under 30 mo
We run break-even before recommending. If the math is bad, we say so.
Cash-out
- Credit
- 640+
- Max LTV
- 80%
- Use
- any
For pulling equity at a fixed rate, against a HELOC's variable cost.
HELOC
- Credit
- 680+
- Max CLTV
- 85%
- Rate
- Prime ± margin
A line of credit. Cheaper to open, more expensive to carry.
Bank statement
- Qualifies on
- deposits
- Credit
- 660+
- Max LTV
- 90%
For self-employed borrowers. Twelve to twenty-four months of deposits in place of tax returns.
When the file isn't textbook
DSCR edge cases, self-employed income, and portfolio investors.
DSCR underwriting.
DSCR lenders price differently. Some require 1.25x, some accept 1.0x; some allow interest-only, some restrict to 5-unit max. We match the property's rent-to-debt picture to the investor whose overlays fit, which is not something a retail loan officer can do.
Self-employed income.
A retail bank misreads a Schedule C by treating one year's gross as income. We average two years, add back depreciation and amortization, and document the picture before submission so the underwriter scores you on what you actually earn.
Portfolio investors.
Multiple financed properties affect conventional eligibility after four units. We track the full picture: how each property qualifies, where the DSCR route makes more sense than conventional, and how to structure the next acquisition without triggering a reserve shortfall on existing loans.
At a glance
Which program fits your file?
| Program | Best for | Min credit | Max LTV | Docs needed | Typical timeline |
|---|---|---|---|---|---|
| DSCR | Investors qualifying on rent, not W-2 | 660+ | 80% | Lease or market rent, no tax returns | 14 to 18 days |
| Conventional | Buyers with a clean income file | 620+ | 97% | W-2s, paystubs, bank statements | 21 days |
| FHA | Lower credit or smaller down payment | 580+ | 96.5% | W-2s, paystubs, bank statements | 21 to 30 days |
| VA | Eligible service members and veterans | 580+ | 100% | COE, income docs | 21 to 30 days |
| USDA | Eligible rural buyers within income limits | 620+ | 100% | Income docs, area eligibility | 30 days |
| Jumbo | Loan amounts above $806,500 | 700+ | 89.99% | Full income plus reserves | 21 to 30 days |
| Bank statement | Self-employed without clean tax returns | 660+ | 90% | 12 to 24 months of deposits | 21 to 30 days |
Not sure which row is you? That is the twenty-minute call. Floors and ceilings vary by wholesale lender.
Investor or homebuyer, we run the file.
A twenty-minute conversation usually sorts which program fits. The first call is free, with no application fee at any point in the process.