Investment Property Financing

What I get about investors

You're not a W-2 buyer. You shouldn't be treated like one.

Most lenders are built for a different customer. They want two years of W-2s, tax returns showing strong AGI, and a single property purchase. That's not how investors actually operate. Here's what I get:

Speed matters more than rate.

A 21-day close on a great deal beats a 45-day close at 0.25% better rate. I know which lenders actually move fast.

Your tax returns don't tell the story.

If you write off everything legally (as you should), conventional underwriting doesn't work. DSCR, bank statement, and asset-based loans do.

You're building a portfolio, not buying a home.

Conventional limits cap at 10 financed properties. Beyond that, you need portfolio lenders and non-QM programs. I have those relationships.

You want fewer touchpoints, not more.

You don't want to be educated — you want to be served. I'll send you exactly what I need, get out of your way, and close.

Loan programs

The programs investors actually use.

DSCR Loans

Qualify based on the property's cash flow, not your personal income. No tax returns, no W-2s. Best for buy-and-hold investors.

Conventional NOO

Standard non-owner-occupied loans. Best rates if your income/credit support it. Up to 10 financed properties.

Bank Statement / Asset-Based

Qualify off business cash flow or liquid assets instead of tax returns. Great for self-employed investors.

Non-QM

Flexible programs for situations that don't fit traditional underwriting. Foreign nationals, recent self-employed, complex income — all on the table.

Bridge Loans

Short-term financing when you need to close fast and refinance later. Useful for fix-and-flip or 1031 exchanges.

Portfolio Loans

Loans the lender keeps in-house instead of selling. More flexibility on guidelines, higher loan counts, custom structures.

Why brokers > banks for investors

Three reasons it matters who you use.

Access to lenders banks can't touch

Investment-focused non-bank lenders (DSCR, non-QM, portfolio) don't sell through banks — they go through brokers. If you're at a bank, those programs literally don't exist for you.

Speed when speed matters

Investor-focused lenders are built for 21-day closes. Most retail banks aren't. When you've got a contingency period ticking, this matters.

Don't restart every deal

Your file lives with me. Next deal? I already have your docs. No re-explaining your situation to a new loan officer every time.

Investor FAQ

What I get asked most.

What's a DSCR loan, exactly?

DSCR stands for "Debt-Service Coverage Ratio." The lender qualifies the LOAN based on the property's rental income vs. its monthly payment (taxes, insurance, principal, interest) — not your personal income. If the property's rent covers the payment with a little cushion, it qualifies. Great for investors who write off heavily on tax returns.

How fast can you close?

Depending on the program: 14-21 days on DSCR, 21-30 days on conventional NOO. Bridge loans can be even faster. I'll commit to a realistic timeline up front and stick to it.

Do I need to put 25% down?

Usually yes for investment properties — most programs require 20-25% down. Some non-QM and bridge programs go lower (15%). The trade-off is rate. We'll model both.

Can I use rental income to qualify?

Yes — either through DSCR (the property's projected rent) or conventional (existing leases on properties you own). I'll walk you through what counts where.

How many investment properties can I finance?

Conventional caps at 10 financed properties (lifetime). After that, you're in portfolio loan territory — which has fewer limits but slightly higher rates. Plenty of paths to 20+ properties if that's the goal.

Financing that keeps pace with your deals.