DSCR Investor Loans

DSCR Loans: Qualify on Your Property’s Income, Not Your Tax Returns.

A DSCR loan is built for real estate investors. Instead of your personal income and tax returns, it qualifies based on the rental income your property generates — so your investing can keep moving.

Schedule a Strategy Session See How It Works
No Tax Returns
Built to Scale
LLC-Friendly
The basics

What is a DSCR loan?

DSCR stands for Debt Service Coverage Ratio. A DSCR loan is a mortgage designed for real estate investors that qualifies based on a rental property’s income rather than your personal income, W-2s, or tax returns.

The idea is simple: if the property earns enough to cover its own mortgage payment, it can qualify on its own merits. That makes DSCR loans a natural fit for self-employed investors, portfolio builders, and anyone whose tax returns don’t reflect their real buying power.

The math, made simple

How the DSCR ratio works

DSCR = Rental Income ÷ Monthly Debt (PITIA)

PITIA = principal, interest, taxes, insurance, and any HOA dues.

Example: A rental brings in $3,000/mo and its monthly debt is $2,500. That’s a DSCR of 1.20 — the income covers the debt with room to spare.

This is an illustrative example, not a quote or an offer. DSCR thresholds, rates, and terms vary by lender and by your specific scenario.

  1. 1

    We estimate the property’s rental income

    Using a lease or a market rent analysis, we determine the income the property is expected to generate.

  2. 2

    We calculate the DSCR

    We divide the property’s rental income by its monthly debt (principal, interest, taxes, insurance, and any HOA).

  3. 3

    We match you to a program

    Different lenders have different DSCR thresholds. We shop your scenario to find the right fit and pricing.

  4. 4

    You close and keep investing

    With no personal income documentation to untangle, the path to closing is often more straightforward.

Who it’s for

Is a DSCR loan right for you?

Rental property investors

You want financing that looks at the property’s income, not pages of personal tax returns.

Investors growing a portfolio

You plan to scale and want a loan program that can keep pace across multiple properties.

Self-employed investors

Your tax returns don’t reflect your true buying power because of write-offs and deductions.

Owners of multiple properties

You’ve maxed out conventional financing limits and need a more flexible path to keep buying.

The benefits

Why investors choose DSCR loans

No personal income or tax returns

Qualification is based on the property’s cash flow, not W-2s, pay stubs, or tax returns.

Built for scaling a portfolio

Because each property largely stands on its own income, DSCR loans can help you keep growing.

A more streamlined process

Less personal documentation often means fewer hurdles between application and closing.

Flexible property types

Many DSCR programs work for single-family rentals, condos, and small multi-unit properties.

Options for LLCs

DSCR loans often allow you to hold title in an LLC, which many investors prefer.

Qualify on the numbers

If the property’s income supports the debt, your personal income picture matters far less.

Wondering if your property qualifies?

Book a free strategy session and we’ll run the DSCR on your deal together.

Schedule a Strategy Session Call (619) 586-6196

Amanda LaRussa, NMLS #2166834 · Equal Housing Lender · Licensed in CA, AZ & TX

Compare your options

DSCR loan vs. a conventional mortgage

Feature DSCR loan Conventional mortgage
Qualifying basis Property’s rental income (DSCR) Personal income, tax returns & DTI
Income documentation Minimal — no personal income docs on many programs Full — W-2s, pay stubs, tax returns
Best for Real estate investors & self-employed borrowers W-2 borrowers with straightforward income
Title in an LLC Often allowed Typically not allowed
Portfolio scaling Designed for multiple properties Limited by conventional financing caps
Rate & terms Vary by DSCR, credit & down payment Often lower rates for well-qualified buyers
DSCR loan FAQ

Your questions, answered

DSCR basics

What is a DSCR loan?
A DSCR (Debt Service Coverage Ratio) loan is a mortgage for real estate investors that qualifies based on a property’s rental income rather than your personal income or tax returns. If the property’s income covers its debt, you may qualify.
How is the DSCR calculated?
DSCR is the property’s rental income divided by its total monthly debt — principal, interest, taxes, insurance, and any HOA dues (often called PITIA). For example, $3,000 in rent divided by $2,500 in debt is a DSCR of 1.20.
What DSCR do I need to qualify?
Requirements vary by lender. Many programs look for a DSCR of 1.0 or higher, and some offer options below 1.0 with adjustments to rate or down payment. We shop your scenario to find the best fit.
What does a DSCR above or below 1.0 mean?
A DSCR above 1.0 means the property’s income more than covers its debt. A DSCR of exactly 1.0 means income equals debt. Below 1.0 means the income does not fully cover the debt, which some — but not all — programs still allow.

Qualifying & requirements

Do I need to provide tax returns?
On most DSCR programs, no. That is the core benefit — qualification is based on the property’s cash flow, not your personal tax returns or income documentation.
What credit score do I need?
Credit requirements vary by lender, but a higher score generally unlocks better rates and terms. We review your full profile to match you with the right program.
How much down payment is required?
Down payment requirements vary and often depend on your credit and the property’s DSCR. Investment properties typically require a larger down payment than a primary residence.
Can I close in the name of an LLC?
Often, yes. Many DSCR programs allow you to hold title in an LLC, which is one reason investors favor them. We can confirm options for your situation.
Can first-time investors use a DSCR loan?
Some lenders work with first-time investors, while others prefer experience. We can identify programs that fit where you are in your investing journey.

Property types & uses

What property types qualify?
Many DSCR programs cover single-family rentals, condos, townhomes, and small multi-unit properties (typically up to four units). Availability varies by lender and market.
Can I use a DSCR loan for a short-term rental?
Some programs allow short-term or vacation rentals and use projected or market rents to calculate DSCR. Guidelines vary, so we confirm which lenders fit your strategy.
Can I refinance an existing rental with a DSCR loan?
Yes. DSCR loans are commonly used to refinance rentals — including pulling cash out — based on the property’s income rather than your personal income.
Can I use a DSCR loan to buy my primary residence?
No. DSCR loans are designed for investment properties. For a primary residence, we would look at other loan programs.

Rates, costs & the process

Are DSCR loan rates higher than conventional?
DSCR rates can be higher than conventional rates because they are investment-property loans with lighter documentation. Your exact rate depends on DSCR, credit, and down payment.
How long does a DSCR loan take to close?
Because there is less personal income documentation to review, the process can be more streamlined — but timelines still depend on the property, appraisal, and lender.
Is my rate fixed or adjustable?
Both fixed and adjustable options exist depending on the lender and program. We help you weigh which structure fits your investment horizon.
Amanda LaRussa, mortgage broker who helps real estate investors with DSCR loans
Why work with Amanda

A lending partner for investors.

As an independent broker, I shop your DSCR scenario across multiple lenders to find the right program, thresholds, and pricing for your deal — instead of forcing you into one bank’s box.

That’s what “Beyond the Mortgage” means: helping you build a real estate strategy, not just close a single loan. Whether you’re buying your first rental or your tenth, I’ll keep it clear and moving.

More About Amanda

Amanda LaRussa, NMLS #2166834 — licensed to originate loans in California, Arizona, and Texas.

Book a free investor strategy session

Let’s look at your property’s numbers and see whether a DSCR loan fits your plan — no pressure, no obligation.

Call (619) 586-6196 Contact Form

Explore related mortgage solutions

All In One Mortgage

A first-lien HELOC that blends your loan with everyday cash flow.

Reverse Mortgage Hub

Turn home equity into retirement flexibility for homeowners 62+.

Traditional Home Loans

Conventional, FHA, VA, jumbo, and first-time buyer options.

Contact & Booking

Book a consultation or reach Amanda directly.

This material is for informational and educational purposes only and is not a commitment to lend or an offer to extend credit. DSCR loans are investment-property loans; approval, DSCR thresholds, rates, down payment, and terms vary by lender and by your individual scenario and are subject to change and qualification. Examples shown are hypothetical and not a quote. Equal Housing Lender. Amanda LaRussa, NMLS #2166834, with Edge Home Finance Corporation.

Call Schedule