Flexible financing designed for real estate investors using property cash flow instead of traditional income documentation.
Short-term rentals, multifamily, mixed-use, and long-term rental financing options available — closed in your name or your LLC.
A DSCR loan uses the property's rental income to help qualify instead of relying heavily on personal income documentation. No tax returns, no W-2s, no employment verification — underwriting focuses on the asset's cash flow, your credit, and your reserves. It is built for investors scaling a portfolio without the friction of traditional income docs.
Baseline guidelines for standard DSCR scenarios. Specialty property types and borrower profiles have tighter overlays — outlined further down the page.
From single-family rentals to short-term rentals, mixed-use, and small multifamily — DSCR financing is built around how investors actually own real estate.
A clear, compliance-first view of state-level eligibility.
For Foreign National financing, see FN DSCR program options — Bryan can match you to the right wholesale investor.
PITIA = Principal + Interest + Taxes + Insurance + Association dues. A DSCR of 1.20 means rent covers 120% of the full payment.
On most files, borrower income is not required at all. Where it matters, Bryan structures the property's qualifying rent using the highest valid method between lease, market rent appraisal (1007/1025), and short-term-rental operator data.
Reserves are months of PITIA you need to document as remaining after closing.
Standard expectation: 3 tradelines reporting for 12+ months, or 2 tradelines reporting for 24+ months. Authorized-user accounts are reviewed but not relied upon.
Middle of three bureaus per borrower; lower of two on a multi-borrower file. The representative score drives pricing tier and overlay eligibility.
Most programs allow 0x30 in the last 12 months. Recent late payments are reviewed in context and may impact pricing rather than eligibility.
Bankruptcy, foreclosure, short sale, and deed-in-lieu are evaluated by seasoning. Most programs require 36 months seasoning at standard pricing; shorter seasoning is possible at reduced leverage.
Funds for down payment and reserves are typically expected to season 30 days in a documented account.
Eligible from family members with a standard gift letter and documented sourcing/transfer trail.
Allowed when held in an established institution and translated/converted to USD with documentation acceptable to underwriting.
Eligible. Coordination with your qualified intermediary is built into the closing timeline.
Available within program guidelines. Pricing typically aligns with rate/term tier when properly documented.
DSCR <1.00 caps cash-out at 70%; DSCR <0.75 caps cash-out at 65%. Texas-specific cash-out rules apply where relevant.
Vesting accepted in an individual name, revocable living trust, or qualifying entity (LLC, LP, S-Corp). Personal guarantee from beneficial owners is required when closed in an entity.
The structure of the loan matters just as much as the property itself. DSCR financing allows experienced and newer investors to scale more efficiently when structured correctly — the right entity, the right amortization, the right reserves, and the right exit.
— Bryan Jones, Senior Mortgage Broker at NEXA Lending
A DSCR (Debt-Service Coverage Ratio) loan is a mortgage for real estate investors that qualifies based on the property's rental income — not the borrower's W-2 or tax returns. If the property's gross rent comfortably covers the proposed payment (principal, interest, taxes, insurance, and association dues), the file can qualify.
Compare FHA, VA, USDA, Conventional, Jumbo, and DSCR at a glance.
Plain-English definitions of DSCR, PITIA, LTV, and every term you'll see on a Loan Estimate.
Why a fully underwritten approval wins competitive purchase offers.
How wholesale pricing actually saves investors money on long-held assets.
Live wholesale pricing, a clean DSCR structure, and a broker who answers his own phone. Get a real number on your next deal in 24–48 hours.