Investor Loans

Financing built for portfolios — not paychecks.

Real estate investing has its own language, its own math, and its own loan programs. We help active investors finance rentals, flips, bridges, and second-position deals without forcing the file through a traditional W-2 box.

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How Investment Financing Differs

Investor loans speak a different language than primary-home loans.

If you've only ever financed your own home, the investor world looks unfamiliar at first — and that's by design. The programs exist to solve problems traditional mortgages can't.

Property income, not personal income

DSCR loans qualify on the rent the property produces, not your tax returns or W-2. Your debt-to-income ratio doesn't even enter the conversation.

Portfolio scalability

Conventional financing typically caps at 10 financed properties. Investor programs are built to scale beyond that — into the dozens, hundreds, or commercial-grade portfolios.

Speed over paperwork

Bridge and fix-and-flip loans close in days, not weeks, with light documentation. The underwriting prioritizes the deal, the equity, and your experience over income docs.

Different rate structure

Investor rates run higher than owner-occupied — the trade-off for qualifying on the asset. We model deals on cash-on-cash return, not just monthly payment.

Entity-friendly closing

Close in an LLC, LP, or corporate entity for liability and tax planning. Most consumer mortgages don't allow this; investor loans expect it.

Underwriting the deal, not just the borrower

Appraisal, rent comps, ARV, and exit strategy carry as much weight as your credit score. The right program treats you like a sponsor, not an applicant.

Programs

Five programs. Every stage of the portfolio.

We structure each deal around the asset, the strategy, and the exit — then choose the program that gets you there on the best terms.

DSCR

DSCR Loans

Debt-Service Coverage Ratio loans qualify based on the rental income of the property — not your personal income, tax returns, or employment. If the rent covers the new mortgage payment (and then some), the deal underwrites.

Designed for

Active rental investors, full-time real estate professionals, write-off-heavy self-employed borrowers, and anyone scaling past the 10-property conventional cap.

Advantages

No tax returns, W-2s, or pay stubs required
Close in an LLC for liability protection
No limit on the number of financed properties
30-year fixed and interest-only options available

Typical scenario

Buying your fourth single-family rental. Refinancing a portfolio of duplexes into a single lender. Adding short-term rentals where AirDNA data supports the income.

Bank Statement

Bank Statement Loans

Qualify using 12 or 24 months of business or personal bank statements instead of tax returns. Underwriting calculates qualifying income from deposit activity — perfect for borrowers whose tax returns understate their real cash flow.

Designed for

Self-employed investors, business owners, 1099 contractors, and high-deduction filers whose Schedule C or K-1 doesn't reflect their actual income.

Advantages

No tax returns or P&Ls required
Income derived from real deposit activity
Available for investment AND second-home purchases
Loan amounts into the seven figures

Typical scenario

A flipper whose Schedule C shows minimal taxable income but whose bank deposits tell the real story. A business owner buying a vacation rental who can't qualify on tax returns alone.

Bridge

Bridge Loans

Short-term financing that 'bridges' the gap between buying a new property and selling, refinancing, or stabilizing an existing one. Typically 6–24 months, interest-only, with a defined exit strategy at the start.

Designed for

Investors making non-contingent offers, buying at auction, repositioning a property before a long-term refinance, or freeing up equity to act on a time-sensitive deal.

Advantages

Close in days, not weeks
Light documentation — the deal carries the file
No prepayment penalty on most structures
Refinance or sell to exit when the timeline fits

Typical scenario

Buying a foreclosure cash, rehabbing it, then refinancing into a 30-year DSCR. Closing on a new rental before the proceeds from your last sale have funded. Acquiring at auction with a 30-day funding clock.

Fix & Flip

Fix & Flip Financing

Short-term loans designed for buy-renovate-sell projects. Funds the purchase AND the renovation budget — released through scheduled draws as work is completed and inspected.

Designed for

Active flippers, BRRRR investors, and contractors-turned-investors running 1–20+ projects per year.

Advantages

Up to 90% of purchase + 100% of rehab budget
Draws released against completed work
Loans sized on ARV (after-repair value), not just current value
Experience-based pricing for repeat flippers

Typical scenario

Buying a tired single-family for $185K, putting $60K into a full remodel, and selling at $325K within 6 months. The loan funds both sides of the project so your cash stays available for the next deal.

Purchase Money 2nd

Purchase Money Second Loans

A second-position mortgage taken out at the same time as the first, used to reduce the down payment needed or to avoid jumbo loan pricing on the first. Structured as a closed-end second or HELOC at purchase.

Designed for

Investors stretching into a stronger asset, borrowers avoiding jumbo thresholds, and buyers who'd rather keep cash deployable than tied up in equity.

Advantages

Reduces required down payment on the first mortgage
Keeps the first loan under jumbo limits for better pricing
Preserves cash reserves for the next acquisition
Combines with conventional or investor first loans

Typical scenario

Buying a $900K investment property: structuring a $647K first + $103K second to stay under conforming limits and put just 15% down. Preserving cash to fund the next rehab simultaneously.

Common Questions

What investors ask us most.

Do I need to show tax returns for a DSCR loan?

No. DSCR loans qualify entirely on the property's rental income versus the proposed mortgage payment. We don't ask for personal tax returns, W-2s, or pay stubs.

How many properties can I finance?

Conventional financing caps at 10 financed properties per borrower. DSCR, bank statement, and bridge programs have no such limit — we regularly work with investors carrying 30, 50, or more doors.

Can I close in an LLC?

Yes — for DSCR, bridge, fix & flip, and most investor programs. Entity closings are expected, not the exception. We help coordinate with your CPA or attorney on the structure.

How fast can a bridge or fix-and-flip loan close?

Often 7–14 business days from a complete file. For auction or non-contingent offers, we've closed inside a week when the situation called for it.

What rates do investor loans carry?

Investor rates typically run 1–3% above owner-occupied pricing, depending on the program, LTV, and credit profile. The right deal still produces strong cash-on-cash returns — we model that for you up front.

What's the minimum down payment for a DSCR purchase?

Most DSCR purchases require 20–25% down. Stronger credit and higher debt-service ratios unlock the lower end of that range. Refinances can go higher LTV in some cases.

How does the BRRRR strategy work with these loans?

Buy and renovate using a fix-and-flip or bridge loan, rent the property, then refinance into a long-term DSCR. We structure both ends of the BRRRR so the exit is mapped before you ever close on the entry.

Do you finance short-term rentals (Airbnb/VRBO)?

Yes — many DSCR lenders now accept AirDNA or 12-month rental history for short-term rental income. We'll match the program to your market and operating model.

I'm a first-time investor — can I still qualify?

Yes. DSCR and bank statement programs are friendly to first-time investors as long as the property's numbers support the loan. Fix-and-flip pricing improves with experience but is still accessible on deal #1.

Ready to underwrite your next deal?

Let's structure the financing around the deal.

Start your application and we'll review the property, the strategy, and the exit — then come back with the program that delivers the strongest terms for the scenario.

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