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

Why Cash Out a Rental Property?

Your rental property has probably appreciated significantly. A cash-out refinance lets you access that equity as tax-free cash — without selling the property or losing your rental income stream.

Investors commonly use cash-out proceeds to:

Purchase additional investment properties
Fund renovations to increase rent or resale value
Consolidate higher-interest debt
Build cash reserves for their portfolio
Finance a fix-and-flip project

Cash-Out Refinance vs. HELOC: Which Is Better for Investors?

A HELOC (home equity line of credit) on an investment property is nearly impossible to get from a conventional bank. Most banks only offer HELOCs on primary residences.

A cash-out refinance replaces your existing mortgage with a new, larger loan — and you receive the difference in cash at closing. This is the standard approach for non-owner-occupied property equity access.

How Much Can You Take Out?

For investment properties, lenders typically allow up to 75% LTV (loan-to-value) on a cash-out refinance. So if your property is worth $400,000 and you owe $150,000, you could potentially access up to $150,000 in cash.

We offer asset-based cash-out programs with no income verification — qualify based on the property’s value and rental income, not your personal tax returns.

Qualifying Without W-2 Income

Traditional lenders require extensive income documentation. We don’t. Our non-QM cash-out programs qualify investors based on:

Property value (LTV-based)
Rental income (DSCR qualification)
Asset depletion (for retirees and high-net-worth investors)

Credit score minimum is typically 620, though better pricing is available at 680+.

Start Your Cash-Out Refinance Today

We close cash-out refinances in as little as 10–14 business days. See our Investment Property Cash-Out program or apply now for a free quote.

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

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.