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DSCR Loans for Real Estate Investors

Unlock the potential of your investment properties with DSCR loans. Qualify based on rental income—not your personal income. If the rent covers the mortgage, you’re in. It’s fast, flexible financing with no income docs required.

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What is a DSCR Loan?

A DSCR loan, or Debt Service Coverage Ratio loan, lets you qualify for a mortgage using the property's rent roll —not your personal income. Whether you're growing your portfolio or buying your first investment property, DSCR loans offer flexible financing built for real estate investors. Unlike traditional loans, DSCR mortgages don’t require tax returns, W2s, or job history. If the property's cash flow covers the debt service (or mortgage payment), you may be eligible.

Unlike conventional loans, DSCR loans offer these benefits:

  •  No income documentation required – no W2s, pay stubs, or employment verification

  • Approval based on property cash flow – not your personal DTI or income

  • Works with LLCs, corporations, or personal names

  • Available for single-family, multi-family, condos, and vacation rentals

If you’re an investor who values speed, flexibility, and privacy, DSCR loans may be your best path to financing.

Why Real Estate Investors Choose LendFriend

LendFriend Mortgage is one of the best mortgage brokers in Texas and across the US for DSCR loans and other non-QM investor financing options.

We make the DSCR loan process fast, simple, and transparent. At LendFriend, there's no need for personal income documentation. Instead, we help you qualify based on your property's rental income and market performance. Our network of investor-friendly lenders makes it easy to qualify—whether you’re financing a duplex in Dallas or an Airbnb in Austin.

From DSCR loan calculators to rate-shopping across dozens of private and institutional lenders, LendFriend gives you the tools and guidance to finance smarter.

Ready to see if a DSCR loan is right for your next investment?

Our Simplified Process For DSCR Loans

With our trusted network of investor-focused lenders, LendFriend Mortgage helps real estate investors qualify for DSCR loans without the hassle of personal income documentation. Whether you're buying your first rental or expanding a multi-property portfolio, we make the process fast, flexible, and tailored to your investment goals.

Since DSCR loans rely on property cash flow—not W2s, tax returns, or employment history—we focus on the numbers that matter: rent roll vs mortgage cost.

Step 1: Share your Property Info

Provide basic details about the investment property, including estimated rental income or a rent roll. We use this to calculate your Debt Service Coverage Ratio (DSCR) and determine eligibility.

Step 2: Calculate Your DSCR

We compare the property's monthly income to its projected mortgage payment to calculate the DSCR. Typically, so long as you have a 1.00+ ratio—you'll qualify for any DSCR loan.

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Step 3: Get Pre-Approved for a DSCR Loan

Once we confirm the property cash flows, we match you with the best-fit DSCR loan program based on your goals. You’ll get pre-approved fast—with no W2s, tax returns, or job verification required.

See Why Real Estate Investors Call Us The Best Mortgage Broker For DSCR

5/5 Star Reviews on Google, Zillow, and Experience.

Stars (4)
  • We worked with the LendFriend team and could not recommend it more. As first time home buyers, there is a lot to learn - and LendFriend know how to share their knowledge with patience and professionalism.For anyone considering working with them, just go ahead and give them a call. You will not regret it.
    Jesper Holdensen
    Closed June 2025
  • Wow my husband and I were truly impressed with how easy the LendFriend team made our home buying experience. Eric and his team took extra care in explaining and outlining each step -- a real customer first experience. On top of that, each member of the team was incredibly knowledgeable, organized, and responsive; resulting in an expeditious close! The website promise of working around the clock to support you is 100% factual, we had staff answering questions late night and weekends. The entire team was a real pleasure to work with, so if you are looking for a mortgage broker look no further, LendFriend is the team for you! They will give you peace of mind, get you the best rates, and make you feel confident when buying your home :)
    Sarah Carr
    Closed May 2025
  • I had been looking for a house for 2-3 years and while it was a journey as a business owner with a difficult financial situation this company did what 6 others could not. They got me a jumbo loan based off my business income and when I needed more they just made it happen twice. This process of funding can be extremely difficult and basically a blow to the ego but Eric and his team are literally magicians and my fiancee and I are now closed on out dream house. I recommend them whole heartedly
    Shawn Tassone, MD, PhD
    Closed April 2025
  • LendFriend is the only place to go for mortgage brokerage services. Their unparalleled technical knowledge, relationships with a wide array of lenders, and outstanding service make them the absolute best place to secure your next mortgage.
    Robert Daake
    Closed March 2025
  • LendFriend was such a wonderful partner in the process of buying our first home. They were so helpful and patient in giving us guidance, and their availability to communicate was next-to-none. I can't recommend them highly enough!
    Hunter Hampton
    Closed February 2025
  • Highly recommend LendFriend!!! As daunting as the process can be to get pre-approved for a mortgage loan, the entire team was great that we worked with that got us to the finish line. Each team member helped us in clearly communicating each step to ensure every step was smooth, in addition being available for a quick call to walk through our questions and concerns when needed. LendFriend was also very competitive with rates and dropped our interest rate last minute right before we closed! They got the job done and made it as stress free as possible.
    Ingrid Eichenberger
    Closed December 2024

Who Benefits Most from DSCR Financing

DSCR loans are ideal for borrowers with strong investment opportunities who want to qualify based on property cash flow instead of tax returns or employment history. If your deal makes sense on paper, LendFriend can help you finance it.

Real estate investors building rental portfolios

Whether you're buying in Austin, Denver, Houston or Los Angeles, DSCR loans let you expand your portfolio without personal income documentation.

LLCs and investment entities

DSCR loans allow LLCs and corporations to borrow under the business name, keeping personal finances separate and optimizing tax strategies.

Self-employed or high-net-worth investors

If your income is complex or doesn't show well on paper, DSCR loans let you leverage rental income alone to qualify.

Why DSCR Loans Are a Smart Move

We offer multiple Non-QM solutions customized to your specific financial situation. Our programs work with your strengths, whether that's business income, significant assets, or investment property potential.

Minimal documentation requirements

Submit only what's truly needed – no excessive paperwork or redundant forms. Our process focuses on documentation that actually matters for your specific situation.

Fast closings with flexible guidelines

Our DSCR programs feature low documentation, no employment verification, and no tax return requirements. Close confidently with local experts who understand Austin’s investment landscape.

Competitive rates—without the red tape

DSCR loan rates are typically 0.5% to 1% higher than conventional loans because they rely on rental income rather than personal income documentation. But that premium buys flexibility—especially for self-employed investors or those that can't qualify on their income alone.

FAQs From Real Estate Investors Interested in DSCR Loans

What credit score do I need to qualify?

DSCR loans allow for borrowers to have credit scores as low as 620, though better rates and terms are available at 700 and above. We evaluate the full profile of the property and borrower, not just the credit score.

Can I get a DSCR loan if I own multiple properties?

Absolutely. DSCR programs are designed for portfolio investors and allow you to qualify based on each property’s cash flow, not your overall debt-to-income ratio. Some lenders offer blanket loans or allow multiple properties to close simultaneously.

Do I need leases in place to qualify?

Not always. For purchases, lenders will often accept market rent estimates from an appraiser’s rental survey (Form 1007). For refinances, current leases help—but aren't always required.

What Is a Good DSCR Ratio?

A good DSCR ratio is typically 1.25 or higher, meaning the property generates 25% more income than it needs to cover the mortgage. But in today’s market, a DSCR of 1.00 or better is often enough to qualify—especially with the right lender.

At LendFriend Mortgage, we work with investor-friendly programs that accept ratios as low as 1.00, and in some cases, even below that with strong reserves or rental projections. The key is making sure the property can reasonably carry its own weight—and we help you structure the deal accordingly.

What Lenders Offer DSCR Loans?

Many lenders say they offer DSCR loans—but not everyone can close theml.

Some national lenders have rigid rules or treat DSCR like a cookie-cutter product. That’s where LendFriend Mortgage stands apart.

We’re a mortgage broker, not a one-size-fits-all lender—so we shop your scenario with dozens of DSCR programs, including non-bank, private, and portfolio lenders.

We find creative solutions other lenders miss, whether you’re:

  • Buying under an LLC or trust

  • Using Airbnb income

  • Working with a lower DSCR

  • Needing a cash-out refinance to scale faster

LendFriend often says yes where other lenders say no. That's because we think creatively and have a large network of lenders who support our real estate investors.

Does It Matter Where My Property Is Located?

DSCR loans are available in all 50 states, and your loan terms won’t change based on location. The only thing that matters is your rent roll

So whether you’re investing in:

  • Austin, Dallas, Houston, or San Antonio

  • Miami, Tampa, Orlando, or Jacksonville

  • Los Angeles, San Diego, Sacramento, or Riverside

  • Or other markets like Atlanta, Phoenix, Charlotte, or Las Vegas—
    LendFriend can help you get it done.

From short-term rentals in vacation hotspots to long-term holds in stable suburban neighborhoods, we’ve helped real estate investors finance properties all across the country. No state is off limits.