What exactly is a DSCR loan?

DSCR programs focus on rental income relative to housing expenses. Lenders define the calculation and minimum ratio for their programs. They also review credit, reserves, and the property; meeting a ratio doesn't guarantee approval or positive cash flow.

Can I use projected rental income to qualify?

Some programs consider documented lease income or an appraiser's market rent estimate. The lender determines which records and adjustments are required. Projected rent doesn't guarantee loan approval or positive cash flow.

Some DSCR programs allow an LLC borrower or titleholder. Conventional requirements differ. Discuss ownership with your lender and legal adviser before closing or transferring a financed property.

Is there a first-time-investor program?

Your options depend partly on whether you'll live in a unit. Eligible owner-occupied properties may have different programs from a rental you won't occupy. Discuss the number of units, your experience, cash available, and expected rent with Lee before choosing a structure.

How much down do I really need?

The down payment depends on occupancy, number of units, loan program, credit, and lender. You'll also need to consider closing costs and reserves. Using equity from another property creates a separate borrowing obligation; compare the costs and risks of both loans.

Do these loans have prepayment penalties?

Conventional investment loans: no. DSCR: some programs have a 1-3 year prepayment penalty for a slightly better rate; others don't. We'll show you both options when we price it.

Investment Loan

Investment Property Loans

Financing for rentals, flips, multi-units, and second homes, with programs that work around your W-2 income.

Compare conventional and rental-income-based financing for your next investment. The lender also reviews credit, reserves, the property, and other program requirements.

Talk through your options Full loan application

Start with a conversation. The full application opens in ARIVE and is the place for financial details and documents.

About Investment Property Loans

Investment property loans finance real estate you don't personally occupy: single-family rentals, 2-4 unit multi-family, flips, and vacation homes. We close these with conventional financing when the numbers work, and with DSCR (debt-service-coverage-ratio) loans when you'd rather qualify on the property's rental income than your personal tax returns. Growing real estate investor market in NKY and Cincinnati, cash-flow markets with reasonable entry prices.

Key benefits

DSCR loans, qualify on rental income

DSCR programs assess the property's rental income against its housing expenses. A qualifying ratio alone doesn't guarantee approval; credit, reserves, property type, and lender requirements also matter.

Up to 10 conventional financed properties

Fannie Mae allows up to 10 simultaneously financed properties per borrower. We help you stack them correctly and stay within guidelines.

2-4 unit multi-family

Owner-occupied 2-4 unit buyers can use FHA (3.5% down) or VA (zero down for eligible vets) and rent the other units. Non-owner-occupied 2-4 unit is conventional or DSCR.

Cash-out refinances

Pull equity from an existing rental to fund the next down payment. Keeps your capital working. Up to 75% LTV on conventional cash-out for investment properties.

The process

Pre-qualification, we pick the best qualifying track (W-2 income or DSCR)
Property under contract, rental comps pulled via 1007 rent schedule
Appraisal with rent-support documentation
Underwriting and resolution of the lender's conditions
Close and rent it out

Questions we get a lot

Investment FAQ

DSCR programs focus on rental income relative to housing expenses. Lenders define the calculation and minimum ratio for their programs. They also review credit, reserves, and the property; meeting a ratio doesn't guarantee approval or positive cash flow.

Check the program details

Requirements vary by borrower, property, and lender. These official sources explain the program rules and annual limits.

Other loan programs

Not sure which one fits?

We'll help you compare. Here's what else is on our rate sheet.

Serving

Fort Thomas, KY Florence, KY Bellevue, KY Covington, KY Newport, KY Alexandria, KY Highland Heights, KY Cold Spring, KY Northern Kentucky Cincinnati, OH Dayton, KY

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