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DSCR Basics
What is a DSCR loan?
A DSCR loan — short for Debt Service Coverage Ratio — is an investment property mortgage. Instead of underwriting your personal income, the lender underwrites the rent.
The math is simple. Take the property's gross monthly rent. Divide by PITIA (principal, interest, taxes, insurance, and HOA). That ratio is your DSCR.
DSCR Formula:
DSCR = Monthly Rent ÷ PITIA
Example: A property rents for $3,200/month. PITIA is $2,400. DSCR = 3,200 ÷ 2,400 = 1.33. The property produces 33% more rent than it costs to own.
That's the entire qualification model. No tax returns. No W-2s. No DTI ratios. No employment verification. If the property cash flows, you qualify.
DSCR loans are also called Investor Cash Flow loans, Non-QM investor loans, or simply rental property loans. They're part of the Non-Qualified Mortgage category — meaning they don't conform to Fannie Mae or Freddie Mac guidelines, which is exactly what gives them their flexibility.
Investor Profiles
Who DSCR loans are for.
DSCR loans are built for real estate investors who don't fit conventional underwriting — or who've outgrown it.
Buy-and-hold landlords
Scaling beyond the Fannie Mae 10-property cap. DSCR has no portfolio limit.
BRRRR investors
Cash out the day after purchase using full appraised value. No seasoning required.
DSCR for BRRRR investors →Self-employed investors
Skip the tax-return drama. Heavy depreciation write-offs don’t hurt your DSCR.
Short-term rental operators
Airbnb, VRBO, vacation rentals. We use historical income or AirDNA projections.
DSCR for Airbnb properties →Foreign nationals
Invest in US real estate without US tax returns or credit history.
Foreign national loans →LLC and trust ownership
Close directly in your business entity. Asset protection, tax efficiency.
DSCR loans in an LLC →Cash-out refi for capital
Pull equity from rentals to fund your next acquisition.
DSCR cash-out refinance →Our Programs
Quicker Home Loans DSCR programs.
We're a direct DSCR lender. That means our pricing isn't marked up by a wholesale layer — you get rates closer to par. Here's our program lineup.
Standard DSCR
Most popular- ✓Min DSCR: 1.0
- ✓Min credit: 620
- ✓Up to 80% LTV purchase, 75% cash-out
- ✓30-year fixed (also: 40-yr, 10-yr IO)
- ✓Best pricing tier when DSCR ≥ 1.25
Easy 50
No-DSCR program- ✓No minimum DSCR — property doesn’t need to cash flow
- ✓No minimum credit score
- ✓Capped at 50% LTV
- ✓Trades higher down payment for relaxed underwriting
- ✓Best for properties with appreciation potential or short hold
No-Ratio DSCR
Sub-1.0 DSCR- ✓DSCR between 0.0 and 1.0 acceptable
- ✓5% LTV hit vs standard pricing
- ✓Best for stabilizing properties with rent upside
- ✓Common for new-construction rentals or recent acquisitions
DSCR Cash-Out Refinance
BRRRR favorite- ✓Up to 75% LTV
- ✓No seasoning — use full appraised value day 1
- ✓Pull capital to fund next acquisition
- ✓Available on properties held in LLC or personal name
DSCR for Short-Term Rentals
Airbnb / VRBO- ✓Historical Airbnb income OR AirDNA projection acceptable
- ✓12+ months of STR income gets best pricing
- ✓New STRs qualify with market rent comparables
- ✓Same LTV caps as standard DSCR
Not sure which program fits your scenario?
Send us your deal — we'll route you to the right program and price it within the same business hour.
Get Pricing →Qualification
DSCR loan requirements.
DSCR loans skip personal income verification. Here's what we DO need.
The property
- •Investment-only — no primary residence
- •SFR, 2-4 unit, 5+ unit, condo, mixed-use, STR all eligible
- •Appraisal required (we order it)
- •Lease in place OR market rent appraisal
- •Property in habitable condition
You (the borrower)
- •620+ credit score (Easy 50: none)
- •Government-issued ID
- •3-12 months PITI in cash reserves
- •No recent bankruptcy (standard DSCR: 2-4 years post-discharge; Easy 50: 1 day post-discharge)
- •US citizen, permanent resident, foreign national, or ITIN
The numbers
- •DSCR of 1.0+ for standard programs (Easy 50: none)
- •20-25% down on purchase (50% on Easy 50)
- •Loan amount: $50K to $5M+
- •Property value supports the LTV after appraisal
The paperwork
- •Lease (or rent appraisal)
- •Insurance binder
- •LLC or trust docs (if applicable)
- •Prequalify with a soft pull — or get a real quote
- •No tax returns. No W-2s. No pay stubs.
- •Subject to underwriter conditions — additional documentation may be required
Rates & Pricing
DSCR loan rates today.
DSCR loan rates change daily. They track the bond market and capital markets pricing — not the Fed funds rate directly.
Well-qualified DSCR borrowers see rates in the 6.25% to 7.5% range for 30-year fixed programs, with pricing as low as 5.75% on the strongest files. Cash-out refinances and interest-only programs price 0.25-0.50% higher. Easy 50 prices slightly above standard DSCR due to looser underwriting.
What moves your rate up or down on a DSCR loan:
- DSCR ratio: 1.25+ gets best pricing. 1.0-1.24 is standard. Below 1.0 is no-ratio territory.
- Credit score: 760+ unlocks tier-1 pricing. Each 20-point band below adds to rate.
- LTV: Lower LTV = lower rate. 65% LTV prices noticeably better than 80%.
- Property type: SFR is cheapest. 5+ unit and STR cost slightly more.
- Prepayment penalty: Accepting a 5-year PPP saves about 0.50%. No-PPP is more expensive.
DSCR rates change daily
DSCR loan rates move with capital markets. The numbers above are illustrative ranges — your actual rate depends on today's pricing and your specific scenario. Submit a quote request for live pricing.
*Rate Disclaimer
5.75% rate based on a recent closed loan: $250,000 loan amount, 60% LTV, DSCR 1.25+, single-family residential (1 unit), rate/term refinance, 720+ credit score, 30-year fixed rate, 5-year prepayment penalty fixed at 5%, with 1-2 points and $2,995 in origination charges. Rate as of April 2026. Business-purpose investment property loans only — not available for owner-occupied residences. Rates subject to change daily based on capital markets conditions. Subject to credit, property, and program approval. Your rate may differ based on loan amount, LTV, DSCR, credit score, property type, and prepayment structure.
Comparison
DSCR vs conventional loan.
Conventional mortgages were built for primary-residence borrowers. DSCR loans were built for real estate investors. The differences matter when you're scaling.
| Feature | DSCR Loan | Conventional Investor Loan |
|---|---|---|
| Income verification | Property rental income only | Personal tax returns + W-2s + DTI |
| Tax returns required? | No | Yes — 2 years |
| Property limit | Unlimited | 10 financed properties (Fannie Mae cap) |
| Cash-out seasoning | None — day 1 OK | 6-12 months typical |
| Close in LLC? | Yes — preferred | Usually no |
| Min credit | 620 (no min on Easy 50) | 680 typical |
| Down payment | 20-25% | 15-25% |
| Best for | Scaling investors, BRRRR, STR, LLC owners | First few rentals, W-2 borrower |
Conventional loans usually price slightly cheaper than DSCR for borrowers who fit the box. But for self-employed investors, BRRRR operators, and anyone past the 10-property limit — DSCR is the only path forward.
The Process
How a DSCR loan closes.
From application to funding in 14-30 days. Here's the playbook.
Submit your scenario
Tell us the property, the rent, the loan amount you need. Takes 60 seconds. Prequalify with a soft pull or get a real quote.
Same-day pre-approval
Get a written pre-approval and rate quote within hours — often within 1 hour for clean files.
Submit documents
Lease, insurance, ID, entity docs (if LLC). No tax returns. No W-2s. We handle the appraisal and title work.
Underwriting (5-10 days)
We verify the property cash flows, the appraisal supports the LTV, and you meet the credit/reserves requirements. Direct underwriter access — no call centers.
Clear-to-close + sign
Final loan docs prepared. Sign at title or remotely. Funds wire same or next business day. You start collecting rent.
Strategies
Common DSCR loan use cases.
Every investor strategy maps to a DSCR loan structure. Here are the most common.
BRRRR strategy
Buy with hard money, rehab, rent it out, then DSCR cash-out refi at full appraised value. No seasoning means you can recycle capital fast.
Learn more →Airbnb / short-term rental
Qualify on your historical Airbnb income or AirDNA market projection. STRs often produce DSCR of 1.5+ — qualifying easily for best pricing.
Learn more →Cash-out refi for portfolio capital
Pull equity out of a stabilized rental at 75% LTV. Use the cash to fund your next acquisition. Repeat indefinitely.
Learn more →LLC-held rental portfolio
Close every property in an LLC for asset protection and tax efficiency. We don’t penalize entity vesting.
Learn more →Foreign national investor
Buy US real estate without a US social security number, US tax returns, or US credit history. Qualify on the property alone.
Learn more →ITIN borrower
Use your ITIN instead of an SSN. The property still qualifies on its rent — your immigration status is irrelevant to underwriting.
Learn more →Free Tool
Qualify your property in 30 seconds.
Enter your property's rent and PITIA to get an instant DSCR ratio and see which programs you qualify for. Or use our full Investment Property Calculator for cash-on-cash return, cap rate, and downloadable PDF analysis.
Example DSCR
Coverage
DSCR loans nationwide.
We lend on investment properties in 45 states. Our biggest investor markets:
Don't see your state? We probably lend there too — ask us.
Questions
DSCR loan FAQs
A DSCR (Debt Service Coverage Ratio) loan is an investment property mortgage that qualifies based on the property’s rental income — not the borrower’s personal income, tax returns, or W-2s. The DSCR is calculated as gross monthly rent divided by PITIA (principal, interest, taxes, insurance, HOA). DSCR loans are designed for real estate investors, landlords, BRRRR operators, and short-term rental owners.
Ready when you are
Apply for a DSCR loan today.
Direct lender. No tax returns. Same-day pre-approvals. Close in 14-30 days. Prequalify with a soft pull — or get a real quote.
Ready to lower your rate?
DSCR Loans — Lower Rates Are Here.
Cash Out Refinance — More cash flow. More properties.
Send us your scenario or upload a competing term sheet — we'll either beat it or tell you straight up that you've got a great deal.