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. Last reviewed October 1, 2026.
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.
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.
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.
Portfolio scaler (5+ doors)
No personal DTI ceiling. DSCR and portfolio programs scale with property cash flow, not your W-2.
Short-term rental / Airbnb investor
STR income qualifies on several DSCR programs with lender haircuts. Model occupancy and ADR before you apply.
Foreign national or ITIN borrower
No US credit history required on many DSCR programs. Expect 65–70% LTV and higher reserves.
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.
Frequently asked questions
What is an investment property loan?
What is the down payment on an investment property loan?
What are the requirements for an investment property loan?
Can I get an investment property loan through an LLC?
Are investment property loans the same as DSCR loans?
Which investment property loan has the lowest rate?
Keep
exploring.
- What Is a DSCR Loan? No Income Docs Needed · Guide
A DSCR loan qualifies your rental's cash flow (rent ÷ PITIA) — not your income or tax returns. See the formula and how to qualify.
- DSCR Loan Pros and Cons: Honest 2026 Analysis for Investors · Guide
DSCR loan pros and cons in 2026: no income docs, LLC vesting, unlimited properties vs prepayment penalties and higher closing costs. Decision matrix for when DSCR wins.
- DSCR Purchase Loan: Complete 2026 Guide for Investors · Loan type
Everything real estate investors need to know about using a DSCR purchase loan — LTV limits, rent schedule requirements, closing timelines, and offer strategy.
- DSCR Cash-Out Refinance: Pull Equity Without Selling · Loan type
A DSCR cash-out refinance pulls equity without selling the property. This page covers LTV limits, seasoning, taxes, and delayed financing.
- DSCR Rate-and-Term Refinance: Can You Refinance a DSCR Loan? (2026) · Loan type
Yes — you can refinance a DSCR loan with rate-and-term or cash-out. Seasoning (often 3–6 months), LTV, DSCR floors, PPP costs, and breakeven math explained.
- DSCR vs Conventional Loan: The Investor's 2026 Decision Guide · Comparison
Should you use a DSCR loan or a conventional investment mortgage? Side-by-side rates, LTV, DTI, property limits, documentation, and a decision matrix for 2026 investors.
- DSCR vs Bank Statement Loan: 2026 Non-QM Comparison · Comparison
DSCR vs bank statement loan 2026: both are non-QM for self-employed. DSCR wins rentals; bank statement wins owner-occupied. Rates, DTI, docs, and when each fits.
- DSCR vs Hard Money Loan: 2026 Comparison for Real Estate Investors · Comparison
DSCR vs hard money 2026: 30-year 6-7.5% permanent vs 9-13% short-term rehab loans. Rates, LTV, seasoning, and the BRRRR stack every investor needs.
- First-Time Investor DSCR Guide: Your First Rental Loan, Step by Step · Investor profile
Step-by-step DSCR loan guide for first-time investors: LLC setup, credit prep, reserves, the 45-day process, and the exact mistakes to avoid on deal #1.
- DSCR Portfolio Builder Guide: Scaling a Rental Portfolio Past 10 Properties · Investor profile
Scale past Fannie's 10-property cap with DSCR: blended DSCR, blanket loans, Wyoming holdings, reserves, and capital recycling from 5 to 50 rental doors.
- Self-Employed Investor DSCR Loan Guide: Rental Financing Without Tax Returns · Investor profile
DSCR loans for self-employed investors: no tax returns, no DTI hit, and why heavy write-offs no longer block rental financing. Entity, reserves, and REP-status.
- Today's DSCR Loan Rates · Rate tables
DSCR rate ranges by credit tier, LTV, and product type, as of the date on this page.
- Get Matched With DSCR Lenders · Resource
Free lender matching — we shop the DSCR market and send your top 3 offers within one hour.
- DSCR Ratio Calculator · Interactive tool
Calculate your DSCR in seconds and see pass/fail by lender tier.
- DSCR Qualification Estimator · Interactive tool
Estimate your rate range, LTV cap, and approval odds before you apply.