Qualify for investment property loans based on the property’s cash flow - not your personal income. At Convoy Home Loans, we help real estate investors across all 50 states scale their portfolios with flexible DSCR (Debt Service Coverage Ratio) programs that ignore personal tax returns and W-2s.
A DSCR loan is a powerful non-QM investor mortgage that qualifies you solely based on the rental income the property is expected to generate.
Your personal income, tax returns, or employment documentation are not required. Lenders focus entirely on the property's cash flow using market rents (long-term or short-term).
Key features include:
Personal income is not a factor
No tax returns or income documentation needed
Property cash flow determines qualification
Investment properties only
Negative cash flow is often acceptable
Works for both long-term and short-term rentals
Available in all 50 states
Up to 29 units
Long-term fixed-rate loans available
DSCR loans can be useful for self-employed investors and other borrowers whose personal income documentation may not fully reflect their investment strategy.
Depending on the program, borrowers may qualify without providing traditional personal income documentation such as tax returns or W-2s.
DSCR financing can provide investors with another way to finance rental properties based on the property's cash flow rather than relying solely on personal income.
Some DSCR programs allow properties that do not fully cover their debt obligations based on the applicable qualification calculation.
Long-term fixed-rate options can provide predictable principal and interest payments over the loan term.
DSCR loans may be available for traditional long-term rentals as well as eligible short-term rental properties, including Airbnb and VRBO.
Eligible DSCR programs may finance investment properties with up to 29 units.
These loans are ideal for:
✓ Real estate investors building or expanding rental portfolios
✓ Experienced landlords and Airbnb hosts
✓ Self-employed or high-net-worth individuals who want to protect personal income documentation
✓ Buyers acquiring multi-family properties (2-29 units)
✓ Investors seeking properties in any U.S. market
✓ Those who want to keep DTI low for future conventional financing
We analyze the target property's market rents and run DSCR scenarios
Use long-term market rents or short-term (AirDNA) projections.
Property's net rental income must meet the lender's required coverage ratio.
Focus remains on the asset, not your personal finances.
Fund your investment property with long-term fixed rates.
We shop multiple DSCR lenders to find the best rates and terms for your deal.
Loan Type | qualification basis | personal income required | property types | Best For |
|---|---|---|---|---|
Investor X (DSCR) | Property Cash Flow | None | Investment only | Portfolio investors |
Short Term Rental (AirDNA) | STR Projections | Minimal | Short-term rentals | Airbnb / Vacation properties |
Conventional Investment | Personal Income + Rents | Yes | Investment | Lower rate seekers |
Creative / Bank Statement | Self-Employed Docs | Yes (alternative) | Various | Business owners |
As a nationally licensed mortgage broker (NMLS #2130517) with offices in San Diego and El Segundo, we have excellent relationships with top DSCR lenders nationwide. Our mission is to provide financing options that enhance your standard of living while treating you like family.
We understand the investor mindset and deliver fast, flexible solutions that help you grow your real estate portfolio efficiently.
Ready to grow your investment portfolio with a DSCR loan? Get pre-approved today - no obligation.
DSCR is calculated by dividing the property's gross rental income by its total debt obligations, including principal, interest, taxes, insurance, and applicable HOA fees. For example, $3,000 in rental income divided by $2,400 in monthly debt obligations equals a 1.25 DSCR.
A DSCR of 1.25 or higher is generally considered a strong benchmark because the property generates 25% more income than needed to cover its debt obligations. Some lenders may approve DSCRs of 1.00 or slightly below, depending on the loan program.
Yes. Credit requirements vary by lender and loan program, and your credit history may affect eligibility, interest rates, down payment requirements, or other loan terms.
DSCR loans are generally intended for investment properties rather than owner-occupied primary residences. The property must meet the occupancy requirements of the applicable loan program.
Depending on the loan program, DSCR loans may be available for refinancing eligible investment properties. Available refinance options and requirements vary by lender and loan program.
Typically 0.5%-1.25% higher than owner-occupied loans.
Usually 15-25%+ depending on the property and DSCR ratio.
Cannot be used for primary residences or second homes.
Lenders account for fluctuating occupancy in vacation markets.
Lenders often want 6-12 months of reserves.
Convoy Home Loans · NMLS #2130517 · Licensed Mortgage Broker
AZ · CA · CO · FL · GA · ID · MD · MI · MN · NC · NM · OH · OR · PA · TN · TX · VA · WA and more
This is not a commitment to lend. All loans subject to credit approval. Equal Housing Lender.