Investor Loan Guides

Guides and resources for real estate investors seeking non-owner-occupied financing.

Fix-and-flip investing can be highly profitable — but only if you can close fast and access capital before another buyer […]

Hard Money vs DSCR Loans: Which Is Right for Your Investment?

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If you’re a real estate investor seeking financing outside the conventional bank system, you’ve likely encountered both hard money loans

Investor Loan Guides

Investment Property Cash-Out Refinance: How to Unlock Your Equity

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Why Cash Out a Rental Property? Your rental property has probably appreciated significantly. A cash-out refinance lets you access that

Investor Loan Guides

DSCR Loans Explained: Qualify on Rental Income, Not Your W-2

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What Is a DSCR Loan? A Debt Service Coverage Ratio (DSCR) loan is a type of real estate financing where

★★★★★ Direct Lender Since 1998 | ✓ No Tax Returns on Most Programs | ✓ DSCR · Fix & Flip · Hard Money · Cash-Out | 📞 877-895-3634

Real Deals We’ve Funded

Your Deal Has a Home Here

Every deal below was turned down by a bank. Here’s what we funded instead.

DSCR

$620,000

6-Unit Rental — Austin, TX

Investor owned 9 rentals under 4 LLCs. Personal debt-to-income was maxed — no conventional lender would approve. Property cash-flowed at 1.28x DSCR. We qualified on the rent, not the borrower.

✓ 30-yr fixed @ 8.25% | 80% LTV

✓ No personal income docs

✓ Closed in 24 days

Fix & Flip

$285,000

Distressed SFR — Dallas, TX

First-time flipper, 590 credit score, needed 90% of purchase price to preserve renovation capital. No seasoning, no track record. Property had clear equity — we funded on the deal structure.

✓ 12% | 90% LTP | 9-month term

✓ Rehab draws included

✓ Closed in 10 days

Cash-Out Refi

$410,000

Investment SFR — Houston, TX

Self-employed investor needed to pull equity from a paid-off rental to fund the next acquisition. Tax returns showed losses (depreciation). We used 12-month bank statements and the property value.

✓ 8.75% stated income | 75% LTV

✓ Bank statements only

✓ Closed in 18 days

Short-Term Rental

$520,000

Airbnb Property — San Antonio, TX

Vacation rental with Airbnb income — no conventional lender would accept STR revenue as qualifying income. We used DSCR with Airbnb occupancy data and AirDNA market rent projections.

✓ DSCR @ 8.5% | 75% LTV | 30-yr

✓ Airbnb income accepted

✓ Closed in 28 days

BRRRR

$165,000 → $390,000

SFR Rehab & Hold — Fort Worth, TX

Classic BRRRR: buy distressed, rehab, rent, refinance, repeat. We did the initial hard money acquisition and funded the rehab draws. After stabilization, we refinanced into a 30-year DSCR loan at the new value.

✓ HM acquisition + DSCR refi in one relationship

✓ Full-cycle deal partner

✓ 80% of post-rehab value on refi

LLC Purchase

$740,000

Multifamily — San Antonio, TX

12-unit apartment held in a Wyoming LLC. Foreign national investor. No US credit history, no personal US income. We qualified on the property cash flow and entity structure alone.

✓ DSCR @ 8.75% | 75% LTV | 30-yr

✓ Foreign national, LLC borrower

✓ Closed in 32 days

Get Approved for Your Next Investment Property →

Investor FAQs

Real Answers for Real Estate Investors

The questions every investor asks before applying.

Not on most programs. DSCR loans qualify on the property’s rental income — we use the rent roll, not your tax returns. Hard money, fix-and-flip, and bridge loans require no income documentation at all. Only our conventional full-doc programs require tax returns.

Yes, and we encourage it. Most of our investors borrow through LLCs, S-corps, or trusts. Entity borrowing does not disqualify you from any of our programs. We have experience with complex ownership structures including multiple LLCs and cross-collateral arrangements.

DSCR stands for Debt Service Coverage Ratio. It measures whether the property’s rental income covers the mortgage payment. A DSCR of 1.0 means break-even; we typically require 1.0–1.1x minimum. We calculate DSCR using market rents if the property is vacant, or actual leases if occupied. No personal income needed.

Hard money / fix-and-flip: 7–14 days. DSCR and cash-out: 14–28 days. Bridge loans: 10–21 days. Conventional full-doc: 30–45 days. We move as fast as you do — the appraisal and title are usually the pace-setters.

Yes. We accept short-term rental income for DSCR qualification using AirDNA market data or the borrower’s Airbnb revenue history. Many lenders won’t touch STRs — we specialize in them.

Hard money and fix-and-flip: no minimum — we are asset-based. DSCR and cash-out refi: 620+ preferred, though exceptions exist. Conventional: 680+. If you’ve been declined elsewhere, call us — we have seen every credit situation.

Never. No application fees, no processing fees, no upfront costs. Our origination fee is collected at closing from loan proceeds. If we can’t get your deal done, you pay us nothing. This has been our policy since 1998.

Get My Investor Rate → ✆ 877-895-3634

Before You Go — Get Your Investor Rate

DSCR, fix & flip, hard money, cash-out. No tax returns on most programs. No credit pull to get your rate.

Get My Rate — 60 Seconds No credit pull · Same-day response · No upfront fees ✆ Call 877-895-3634 Mon–Fri 9–5 CT · Investor loan specialists

No SSN • No credit pull • No obligation

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Investor Loan Guides

Fix and Flip Loans: How to Finance Your Next Renovation Project

Hard Money vs DSCR Loans: Which Is Right for Your Investment?

Investment Property Cash-Out Refinance: How to Unlock Your Equity

DSCR Loans Explained: Qualify on Rental Income, Not Your W-2

Investment Property Financing Without the Bank Runaround

Your Deal Has a Home Here

Real Answers for Real Estate Investors

Before You Go — Get Your Investor Rate