Investment property & home equity · See product disclosures
Investor loan programs, explained properly.
Three programs cover almost every scenario: one that qualifies on the property’s rent, one that qualifies on your equity position, and a standalone line of credit for when you want the cash without touching the mortgage rate you already have.
Loan programs
Three programs do the work.
Rented or vacant, credit strong or beside the point, investment property or the house you live in — one of these three usually fits.
Rental income ≥ mortgage payment
Approval runs on the property's income, not yours. We weigh the rent it collects against the payment it would carry — and if it's sitting vacant, we go off market rent from the appraiser's rent schedule. No tax returns, no pay stubs, no debt-to-income.
See if your deal fitsWhich one fits
Start from your situation.
The property rents, and your credit is reasonable
DSCRThe standard path. Rent qualifies the loan, credit sets your pricing and leverage rather than deciding yes or no. Most purchases, rate-and-term refinances and cash-outs land here.
Strong equity, weak or no credit score
HybridWhere the hybrid earns its place. No credit score requirement and no DSCR minimum — the equity does the qualifying. Built for borrowers around 50% LTV or below, or anyone holding free and clear.
The property is vacant right now
EitherVacancy isn't a problem on either program. On DSCR the appraiser's rent schedule supplies market rent and that qualifies the loan. On the hybrid, occupancy isn't part of the decision at all.
You want cash out but not a new first mortgage
HELOCIf you locked a low rate years ago, refinancing to pull equity means giving it up on the whole balance. A standalone line sits behind it instead — 1st, 2nd or 3rd lien, up to $400k, funded in as few as five days. Works on any property, including the one you live in.
You need to move fast on an acquisition
HybridHard money flexibility on a 30-year structure, so there's no bridge clock running against you and no refinance deadline built into the loan from day one.
Questions, answered
Before you ask.
No. Nothing on this site pulls your credit, and the calculator and form are both anonymous until you choose to send them. A hard inquiry only happens later, with your permission, once you're moving forward on an actual file.
Debt service coverage ratio — the rent a property collects divided by the payment it would carry, counting principal, interest, taxes, insurance and HOA. At 1.00 the rent exactly covers the payment. Most lenders want to see 1.00 or better, though there are programs that go lower.
No, and this is the single most common misunderstanding. They're real costs and you should absolutely budget for them, but underwriting measures rent against the mortgage payment only. A deal that looks thin on your own spreadsheet often clears underwriting comfortably.
Yes. The appraiser completes a rent schedule estimating market rent for the property, and that figure is what qualifies the loan. You don't need a signed lease in hand.
Yes, and most of our borrowers do. These are business-purpose loans on non-owner-occupied property, so LLC vesting is standard rather than an exception you have to negotiate.
There's no cap. Conventional financing tapers off after a handful of properties; DSCR doesn't work that way, because each loan is underwritten against its own property.
On DSCR, credit affects your pricing and your maximum leverage rather than deciding yes or no outright. On the hybrid program there's no credit score requirement at all — equity does the qualifying. Give a realistic estimate on the form and you'll get a realistic answer.
It goes to Phil, and only to Phil. It isn't sold, and it isn't distributed to a network of lenders who then call you. See the privacy policy for the full statement.
Not sure which one you’re in?
That’s a normal place to start, and it’s a two-minute conversation rather than a research project. Send the scenario or call.