Purchase, refinance, and BRRRR with DSCR loans built for serious real estate investors. No W-2s. No DTI. No income docs. Underwrite the property — close in 21 days.
DSCR underwriting is mechanically simple: a property either pays its own debt or it doesn't. The complexity is which lender's version of "pays its own debt" your deal fits — and that's where a broker earns the fee.
For occupied properties, the lower of the actual lease or the appraiser's market rent (1007 schedule). For vacant or new purchases, the appraiser's market rent estimate drives the file. Short-term rentals are evaluated separately — by AirDNA-backed history or by long-term comparable rents, depending on the program.
Every component the lender will ever require you to pay each month, totaled. This is the denominator. If a deal looks marginal, this is usually the line that needs work — bigger down, longer amortization, or interest-only can all tip the ratio.
1.00 means the property breaks even. Most lenders price best at 1.20–1.25+. Programs exist down to 0.75 DSCR — and at the edge, no-ratio products that skip the calculation entirely in exchange for stronger credit and equity.
Want to test your own numbers? Run our DSCR calculator →
We're brokers, not a single-product shop. That means we shop your file across the full DSCR landscape and place it where it prices best. Here's the capability range you have access to.
Cash-flowing single-family and 2–4 unit rentals. The category most investors fit into — best pricing tier, cleanest closes, most flexibility on terms.
High-appreciation markets, properties between tenants, or deals where the rent simply hasn't caught up to the price. Programs go to 0.75 DSCR — sometimes lower with compensating factors.
For deals where DSCR doesn't fit — vacant short-term rentals, value-add acquisitions, properties under renovation. Qualification on credit and equity, not income at all.
Specialized programs that credit AirDNA revenue or 12-month STR history — not just long-term rent comps. Critical when your numbers depend on nightly rates, not monthly leases.
Lower payments unlock the DSCR. Useful for cash-flow optimization on appreciation-heavy deals, BRRRR refinances, and markets where rent is rising into the deal over time.
DSCR is non-QM, so closing in an LLC, LP, or holding entity is standard — not an exception. Asset protection, accounting separation, and portfolio scaling without disrupting your structure.
The deal you're working on probably looks like one of these. Each has a known path through the lender market — and a known set of pitfalls to avoid.
The bread-and-butter DSCR transaction. Single-family or 2–4 unit, occupied or vacant, conventional lease or month-to-month. We match the file to the program with the best blend of rate, LTV, and reserve requirements for your scenario.
Drop the rate, change the term, get rid of a prepayment penalty, or restructure into a 40-year I/O to unlock cash flow. No new equity extracted — just better mechanics on a property you already own.
The classic BRRRR exit: refinance out of hard money or cash, pull your capital back, and redeploy. DSCR is the standard tool here — no income docs to slow it down, and structure-friendly for portfolio investors.
Most lenders treat short-term rentals like long-term ones — and crush the deal. We use programs that credit actual STR revenue (AirDNA, 12-month history) so your numbers reflect what the property actually produces.
Direct DSCR lenders advertise their best program. Brokers shop your file across the full investor lender market and place it where the math wins — not where the marketing budget went. On a $500K loan, the spread between programs can be 0.5–1.0%. That's $200K+ of interest over 30 years.
One application gets shopped across the full DSCR lender stack. We see the rate sheets, overlays, and quirks in real time and steer your file to the right desk on the first pass.
Sub-1.0 DSCR. STR income. Vacant property. LLC vesting. Mid-six-figure loan size in a tertiary market. Every program draws its line in a different place — and we know where each one bends.
Goodway Mortgage Ops handles processing — a dedicated broker-to-wholesale operation. Files arrive at the lender clean, decisions come back fast, and deals close on the date we promised, not three weeks later.
We don't sell your loan into a portfolio at funding. We don't earn yield-spread surprises. We get paid to place the deal right, once, and have you call us again on the next property.
Investor-focused lending. Broker access. Utah-based, nationwide files.
I've spent thirty years in residential lending — and the last several building Coast2Coast's DSCR practice into one of the stronger investor desks in the country.
The work happens behind the scenes. My processing operation, Goodway Mortgage Ops, gives every file a dedicated processor who knows the wholesale lender's overlays and works directly with their underwriter. That's why our DSCR purchase files close in 21 days when most of the market is still chasing conditions at day 35.
If you're building a portfolio — first property, fifth, fiftieth — you should be working with someone who treats it as a portfolio, not a series of one-off transactions. That's what I do.
Real answers to the questions that come up on the phone every week. Anything not covered here, just ask — that's what the qualifier and the call are for.
No — and that's the point. DSCR loans are underwritten on the property's cash flow, not yours. The ratio compares the property's gross rent to its monthly debt obligations (PITIA). 1.0 is breakeven, and most lenders price best at 1.20+. Programs exist down to 0.75, and at the far end, no-ratio products that skip the calculation entirely.
If a property doesn't cash flow perfectly on paper — high-appreciation market, between tenants, recently renovated — there's almost always a program that fits. The answer isn't always no. Sometimes it's a different lender.
Yes — and most serious investors prefer it. DSCR loans are non-QM, so closing in an LLC, LP, or holding entity is the norm rather than the exception. Some lenders require a personal guarantee alongside entity vesting; others don't. The difference matters for asset protection — we handle that conversation before you're at the closing table.
Both, depending on the situation. Occupied properties typically use the lower of the actual lease or the appraiser's market rent (1007 schedule). Vacant or new purchases use the appraiser's market rent estimate.
Short-term rentals are their own category. Some programs credit a percentage of documented STR revenue from AirDNA or 12-month operating history. Others fall back to long-term comparable rents and won't credit STR income at all.
The market floor is 620 — but the real story is in the pricing. A 620 will get you approved; the rate, down payment, and max LTV will all reflect that risk. Investors at 740+ access the best pricing tier.
The sweet spot for most programs is 680–720 — competitive terms without needing a perfect file. If your score needs work, that's a conversation worth having before you start shopping properties. A few months of strategic work can change the economics meaningfully.
Standard minimum is 20% — borrowing at 80% LTV. Some programs go to 85% on strong files: high credit, strong DSCR, single-family in a stable market.
2–4 unit properties, condos, and short-term rentals typically need more equity — 20% or better. Cash-out refinances are usually capped at 75% LTV depending on lender and property type.
Yes — but not every lender will touch it. STR income is real but variable, platform-dependent, and subject to local regulation. Lenders fall into two camps: those who use a market rent opinion based on long-term comparables (conservative), and those who credit a percentage of documented platform revenue.
Zoning matters too. Some lenders need confirmation that STRs are legally permitted in the property's jurisdiction before they'll underwrite. If STR is your goal, working with someone who specializes — rather than dabbles — saves a lot of wasted time.
One of DSCR's biggest advantages over conventional. Fannie and Freddie cap most investors at 10 financed properties. DSCR doesn't operate under that ceiling — there's no government-imposed limit because the loans don't sell into agency channels.
Individual lenders set their own overlays — some cap at 10–20 with a single lender, others have no stated limit. For serious portfolio builders, DSCR is often the only path that scales.
Faster than most investors expect, and significantly faster than conventional investment financing. A clean DSCR purchase typically closes in 21–30 days. Refinances run a similar timeline.
What drives the schedule is appraisal turnaround in your market, title clearance, and how clean the file is at submission. Without income verification, employment checks, or tax-return analysis, several conventional bottlenecks disappear. If you need an aggressive timeline, say so up front — an experienced DSCR desk can usually work a 21-day window without heroics.
Single-family rentals are the core of the DSCR market. Beyond that: 2–4 unit residential, warrantable condos (and sometimes non-warrantable), planned unit developments, short-term rentals, and small multifamily up to roughly 8 units.
What DSCR generally won't cover: primary residences, commercial property, raw land, or properties in significant disrepair. Mixed-use sits in a gray zone and depends heavily on the lender. If you're not sure whether your property qualifies, ask before writing the offer — not after.
Three ways to start. Pick the one that fits where you are.
Or just call — (801) 819-5901