DSCR Loan Intelligence Platform

The Property Qualifies.Not Your Tax Return.Not Your W-2.

DSCR loans let real estate investors qualify on rental income alone — no W-2s, no tax returns, no personal DTI. Just the deal and the rent roll.

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FL · TN · OH licensed states
BPL Nationwide business purpose
LLC eligible entity closing
No income docs required
1.0xMin DSCR
20%Min Down
620+Credit Score
14–21Day Close
LLCEntity OK
Live Calculator

Does Your Deal Qualify?

Full scenario modeling — down payment, rates, LTR vs STR, vacancy, fees, cash flow. All live.

Property & Loan drag sliders
Purchase Price$350,000
$100k$500k$1M$2M
Interest Rate7.50%
5%7%10%13%
Down Payment25%
Loan Term30 yr
Income & Expenses — LTR
Monthly Gross Rent$2,800
$500$3k$6k$12k
Vacancy Rate5%
Taxes + Insurance$400
$100$600$1.5k$2.5k
HOA / Month$0
$0$200$500$800
Property Mgmt Fee0%
Repairs / Mo Est.$100
$0$150$350$500
Live Results
Debt Service Coverage Ratio
1.25
✓ Qualifies
Purchase Price$350,000
Down Payment$87,500
Loan Amount$262,500
Monthly P&I$1,836
PITIA (P+I+T+I+HOA)$2,236
Qualifying Income$2,800
Gross Operating Income$2,660
Net Operating Income$2,460
Monthly Cash Flow$224
Annual Cash Flow$2,688
Cash-on-Cash Return3.07%
Cap Rate8.43%
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Down Payment Scenarios

How Much Do You Need?

Every down payment option modeled live against your current inputs.

Down %Cash NeededLoan AmtP&I / MoPITIADSCRCash FlowCoCStatus
Rate Sensitivity

How Rate Changes Affect Your Deal

Model rate risk — see exactly how each 0.5% move shifts your DSCR and cash flow.

RateP&I / MoPITIADSCRCash FlowCoCvs CurrentStatus
Understanding DSCR

Everything You Need to Know

📐

The Formula

DSCR = Qualifying Rent ÷ PITIA. A 1.25x DSCR means the property earns 25% more than its debt cost. Below 1.0 means rent doesn't cover the payment.

📋

No Income Docs

No W-2s, no tax returns, no paystubs. Lenders underwrite the property, not the borrower. Your personal income is irrelevant to qualification.

🏢

LLC Eligible

Close in your LLC, LP, or trust. Loans in entity names typically don't appear on your personal credit report — keeping your file clean for future deals.

💳

Credit Score Tiers

620+ qualifies. 680+ hits mid-tier pricing. 720–740+ unlocks best rates and maximum LTV. Score is one of few personal factors that still matter.

🏠

Property Types

SFR, 2–4 units, condos, townhomes, STR, and many 5–8 unit properties. Non-warrantable condos and mixed-use may also be eligible through certain programs.

⚡

Fast Closing

No income underwriting means faster closing. Well-prepared files with a clean appraisal close in as few as 14 days. Most close in 21–30 days.

Who Benefits Most

DSCR Loan Use Cases

01

Self-Employed & Business Owners

Write everything off and show minimal taxable income? DSCR ignores your 1040 entirely. The rent qualifies — not your returns.

02

Portfolio Scale Investors

Conventional loans cap at 10 financed properties. DSCR has no portfolio limit. Build 20, 30, or 50 units without hitting conventional walls.

03

Short-Term Rental Operators

Airbnb and VRBO hosts qualify on projected STR revenue — even when that income far exceeds traditional rents. Use AirDNA comps to support your figures.

04

Retirees & Fixed-Income

Retirement income rarely satisfies conventional investment property thresholds. DSCR removes that barrier — your assets and the rent do the work.

05

Out-of-State Buyers

Buying in Florida from New York, Ohio, or elsewhere? Close remotely and qualify on Florida rental market data — never fly down just for underwriting.

06

Foreign National Investors

Many DSCR programs accept foreign national borrowers with no U.S. credit history. Qualification is property-driven — making U.S. investing globally accessible.

Key Terms

DSCR Glossary

DSCR — Debt Service Coverage Ratio
The ratio of qualifying rental income to monthly PITIA. DSCR = Rent / PITIA. A 1.25x DSCR means the property earns 25% more than it costs to service. The primary qualification metric for DSCR loans.
PITIA
Principal + Interest + Taxes + Insurance + Association (HOA). The full monthly housing cost used as the denominator in the DSCR formula. Higher PITIA = lower DSCR all else equal.
NOI — Net Operating Income
Effective gross income minus operating expenses (vacancy, management, maintenance). Used to calculate cap rate. Gives a clearer picture of true property-level profitability independent of financing.
Cap Rate — Capitalization Rate
Annual NOI divided by purchase price. A 7% cap on a $350k property = $24,500 annual NOI. Used to compare investments independent of financing structure or debt service.
Cash-on-Cash Return
Annual cash flow divided by total cash invested (down payment + closing costs). Measures actual return on out-of-pocket capital. The most important metric for leveraged real estate investors.
LTV — Loan-to-Value
Loan amount divided by appraised value. 75% LTV = 25% down. DSCR lenders typically offer up to 80% LTV for SFR (20% down) and 75% LTV for 2–4 unit properties (25% down).
No-Ratio DSCR
A DSCR variant that doesn't require a minimum ratio. Available when rent is below debt service — typically requires larger down payment, strong credit, and higher rate. Popular in high-price markets.
BPL — Business Purpose Loan
A loan originated for investment/business purposes rather than personal use. DSCR loans are classified as BPL, exempting them from certain consumer lending regulations and enabling LLC entity closing.
STR — Short-Term Rental
Rental operated via Airbnb, VRBO, or similar with stays under 30 days. STR income qualifies for DSCR — typically at 75–90% of projected gross revenue. AirDNA or STR comparables support income figures.
Prepayment Penalty
Most DSCR loans carry stepped prepayment penalties (e.g., 5-4-3-2-1 or 3-2-1). Selling or refinancing within the penalty window triggers a fee on the loan balance. Plan your exit strategy accordingly.
Loan Requirements

What You Need to Qualify

✓ Required Documents

✓
Executed purchase contract (or property address for refi)
✓
Executed lease or rental market analysis (vacant property)
✓
Entity documents if closing in LLC (operating agreement, articles)
✓
Property insurance binder naming lender as loss payee
✓
6–12 months bank statements for reserves verification
✓
Photo ID and SSN (personal credit pull required even in LLC)
✓
STR: AirDNA or STR market analysis to support projected income

✗ What Is NOT Required

✗
W-2s, paystubs, or any employment documentation
✗
Personal tax returns (1040, Schedule E, K-1s)
✗
Personal debt-to-income (DTI) ratio calculation
✗
Business financials, P&L statements, or business returns
✗
Explanation of employment gaps or income history
✗
U.S. citizenship (foreign national programs available)
✗
Owner occupancy — investment use only
Common Questions

DSCR Loan FAQ

What is the minimum DSCR to qualify?
Most lenders require a minimum DSCR of 1.0 — rent equals debt service. For the best rates, aim for 1.20+. Some programs offer "no-ratio" DSCR below 1.0 with larger down payment and strong credit, but rates will be meaningfully higher.
How much do I need to put down?
Minimum 20% for single-family. For 2–4 unit properties, most lenders require 25%. Putting down 30%+ often unlocks better rates and removes overlays. Down payment funds typically need to be seasoned 60 days in your accounts.
Can I use a DSCR loan for Airbnb?
Yes — and this is one of the strongest use cases. Lenders typically apply 75–90% of projected STR gross revenue for DSCR qualification. You'll need supporting docs like AirDNA data or a written STR market analysis. Program specifics vary by lender.
What credit score do I need?
Most DSCR programs start at 620–640 minimum. Sub-700 scores carry pricing adjustments. 720–740+ unlocks the best rate tiers. Some programs have 680 minimums for 2–4 unit properties. Score is one of the few personal factors that still matters on DSCR.
Can I close in my LLC?
Yes — this is a major advantage over conventional investment loans. You'll typically still sign a personal guarantee, but the loan titles in the entity. Loans closed in an LLC generally don't appear on your personal credit report. Have your operating agreement and articles ready at application.
What is a prepayment penalty?
Most DSCR loans include stepped prepayment penalties — typically 5-4-3-2-1 or 3-2-1 structures. Selling or refinancing within the penalty window triggers a fee on the outstanding balance. Know your hold period before you close and negotiate the structure if needed.
How long does a DSCR loan take to close?
Without income documentation, DSCR loans can close faster than conventional investment loans. Clean files with quick appraisals close in 14–21 days. Standard is 21–30 days. Having insurance, entity docs, and title ordered early makes the biggest difference.
Can I refinance into a DSCR loan?
Absolutely. DSCR works for purchase, rate/term refi, and cash-out refi. Cash-out DSCR is especially popular for pulling equity from appreciated investment properties — no income documentation required, even for large cash-out amounts.
What states do you lend in?
Nick Grisanti at FundFL originates DSCR loans in Florida, Tennessee, and Ohio. Business Purpose Lending (BPL) DSCR programs are available nationwide through our lender network. Contact us to confirm your target market.
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DSCR is our specialty. No income docs, fast closings, LLC-eligible. FL · TN · OH and BPL nationwide.

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No Income Docs
LLC Eligible
14–21 Day Close
FL · TN · OH · BPL
NMLS Licensed