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Last reviewed July 11, 2026

Investment Property Loans — Find the Right Financing

An investment property loan is any mortgage for non-owner-occupied rental real estate. DSCR loans — the largest non-agency category — qualify on property cash flow (rent ÷ PITIA), not borrower W-2s or tax returns. See the FAQ below for the full product breakdown.

Start with the decision tree below, then dive into the product that fits. For DSCR-specific rates and lender comparison, see current DSCR rates and best DSCR lenders.

Which investment property loan fits you?

Pick the profile closest to your situation — each path links to our deepest guide on that financing model.

W-2 employee with documented income

Strong personal income and tax returns? Conventional investment property loans may offer the lowest rate — if you stay under Fannie/Freddie limits.

DSCR vs conventional guide

Self-employed or complex tax returns

Skip the DTI math. DSCR qualifies the property's rent; bank statement loans work when you need owner-occupied or second-home financing.

DSCR vs bank statement

House hacker (FHA 2–4 unit owner-occupy)

Buy with FHA, live in one unit, rent the rest — then refinance into a DSCR loan when you move out.

FHA house hacking guide

Portfolio scaler (5+ doors)

No personal DTI ceiling. DSCR and portfolio programs scale with property cash flow, not your W-2.

Portfolio builder playbook

Short-term rental / Airbnb investor

STR income qualifies on several DSCR programs with lender haircuts. Model occupancy and ADR before you apply.

STR property guide

Foreign national or ITIN borrower

No US credit history required on many DSCR programs. Expect 65–70% LTV and higher reserves.

Foreign national playbook

Investment property loan products

DSCR loans

Qualify on property rent, not personal income. The default for scalable rental investors.

Conventional investment property

Lowest rates when you have W-2 income and stay within agency limits.

Bank statement (non-QM)

Self-employed income from deposits — primary, second home, or investment.

Bridge to DSCR

Short-term capital for acquisition or rehab, then exit into long-term DSCR.

Non-QM overview

Parent hub for every non-agency investor loan type we cover.

Current DSCR rates

Weekly rate tables by credit, LTV, and DSCR tier.

Not sure which product fits?

Tell us about your deal once — we'll shop DSCR and non-QM lenders and send your top 3 offers within one business hour.

1. Prop.2. Fin.3. Prof.4. Cont.

Soft match — no credit pull, no spam. Your info stays with licensed brokers only.

Keep exploring

Hand-picked next steps — whether you want to go deeper on this topic, compare alternatives, or run the numbers.

Frequently asked questions

What is an investment property loan?
An investment property loan is any mortgage used to buy or refinance non-owner-occupied real estate held for rental income or appreciation. Product types include DSCR (rent-based qualification), conventional (personal income + DTI), bank statement, bridge, hard money, and portfolio/blanket loans. DSCR is the default for self-employed investors, LLC vesting, and portfolios beyond Fannie's 10-property cap.
What is the down payment on an investment property loan?
Most investment property loans require 20–25% down (75–80% LTV). DSCR loans cap at 80% LTV for elite credit; conventional investment property typically requires 15–25% depending on occupancy and loan count. Foreign nationals and STR properties often need 30–35% down. See our down payment and LTV guide for the full credit grid.
What are the requirements for an investment property loan?
Requirements vary by product. DSCR loans focus on property cash flow (DSCR ratio), credit score (620–740+ tiers), reserves (2–6 months PITIA), and entity vesting. Conventional loans add personal income, DTI limits, and financed-property caps. Our requirements page and qualification estimator cover DSCR specifically.
Can I get an investment property loan through an LLC?
Yes — LLC vesting is standard on DSCR and most non-QM investment loans. Conventional Fannie/Freddie loans typically require personal vesting on 1–4 units, though some lenders allow LLC with personal guarantee. A personal guarantee from 20–25%+ beneficial owners is almost always required on entity-vested DSCR loans.
Are investment property loans the same as DSCR loans?
No. DSCR is one type of investment property loan — the subset that qualifies on rental income versus debt service. Conventional, portfolio, hard money, and bridge products are also investment property loans with different qualification models.
Which investment property loan has the lowest rate?
Conventional investment property rates are typically 0.5–1.0% below DSCR for the same borrower profile — but only if you qualify on personal income and stay within agency limits. Strong-credit DSCR borrowers (740+ FICO, 75% LTV, 1.25+ DSCR) sometimes price within 0.25% of conventional when lenders compete aggressively.
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