DSCR LOANS - Close in as Few as 20 Days
Investment Property Loans Without the Red Tape
DSCR loans qualify on the property's cash flow - not your tax returns. No income docs. No W-2s. No bank statements. Just the deal.
DSCR LOANS - Close in as Few as 20 Days
DSCR loans qualify on the property's cash flow - not your tax returns. No income docs. No W-2s. No bank statements. Just the deal.
The Problem
Traditional lending was built for W-2 borrowers buying primary residences. If you're an investor, you already know the pain.
By the time your conventional lender gets back to you, someone else has already closed on the property. Speed isn't a luxury in real estate investing - it's the whole game.
Fannie and Freddie cap you at 10 financed properties. After that, you're stuck - unless you have a product that doesn't count against that limit. DSCR loans don't.
You write off everything your accountant tells you to. Great for taxes, terrible for qualifying with a traditional lender. DSCR loans don't care about your personal income at all.
The Solution
DSCR loans qualify on one simple question: does the property's rental income cover the debt? Use our DSCR calculator to find out.
Send us the property details and we'll quote you the same day, often within the hour.
Complete a streamlined application. No tax returns or W-2s needed. Just the basics about the property and your entity.
We order the appraisal and title work. Our team coordinates everything so you stay focused on your investment.
Once everything checks out, we lock your rate and finalize your loan terms. Minimal paperwork.
Our processing team handles the rest. You close, you fund, you cash-flow.
Recent Deal
Investor purchased a single-family rental property. Traditional lender said 45 days and needed full income documentation. We closed with a DSCR loan in 22 days, no tax returns required.
The Mechanics
Every DSCR file at Pinnacle Funding Network is underwritten to the same arithmetic. The property qualifies at 1.0x coverage standard, select programs go as low as 0.75x with a larger down payment, and the best pricing starts at 1.25x and above. Purchases go up to 80% LTV and cash-out refinances to 75%. The credit floor is 660 for most programs. Loans run $55,000 to $5 million through a bench of roughly 10 institutional capital partners, and the initial scenario quote requires no credit pull at all.
Run your own numbers with the free DSCR calculator, then gather the file with the DSCR loan document checklist.
Loan structure, the math behind the underwrite, how to read a DSCR offer, and what we actually look for. Written by the people closing the loans. Free, email required.
Get the Playbook →Scaling Up
The same DSCR underwriting scales past a single door. When you are financing several rentals at once, our portfolio and blanket DSCR loans cover multiple properties under one structured relationship. When the property itself runs into the seven figures, our jumbo and high-value DSCR loans carry larger loan amounts on the same cash-flow qualification, with no tax returns required.
| Structure | What it covers | Key parameters |
|---|---|---|
| Single rental | One property, one loan | $55,000 to $5 million. Up to 80% LTV on a purchase, 75% on a cash-out refinance |
| Portfolio and blanket | 2 to 100 properties in one cross-collateralized loan, or individually underwritten loans closed together as a package | Each loan up to $5 million, unlimited loans per package, no total cap. Partial release when you sell one property, priced at about 120% of that property's allocated loan amount. 680 or better credit on portfolio programs |
| Jumbo and high-value | A single rental running into seven figures | Up to $5 million on one property. Up to 80% LTV on standard balances, tiering down as the balance climbs. Reserves scale with loan size |
No-prepay and step-down options are available across all three. Short-term rental exposure above the single-property ceiling is structured as a portfolio.
The Terms
Published program parameters for 2026. These are ceilings and starting points, not a quote on your file.
| Parameter | 2026 standard |
|---|---|
| Qualifies on | The property's rental income against its own payment. No tax returns, no W-2s, no debt-to-income review |
| Credit | 660 for most programs |
| DSCR ratio | 1.0x standard. Select programs as low as 0.75x with a larger down payment. Best pricing at 1.25x and above |
| LTV | Up to 80% on a purchase, up to 75% on a cash-out refinance |
| Loan amount | $55,000 to $5 million |
| Rate | Starting at 5.8% on a 30-year fixed as of June 2026 |
| Reserves | Start at 3 to 6 months of PITIA on a standard file and scale up with loan size, property type and lease structure |
| Escrow | Most DSCR programs escrow taxes and insurance |
| Rate structures | 30-year fixed, 5/1 and 7/1 ARM, interest-only on some programs |
| Time to close | 20 to 30 days, and as few as 20 on a clean file |
| Vesting | LLC, trust or corporate entity |
| Properties financed | No cap on the number |
| Foreign national | 65% LTV on purchase and rate-and-term, 60% on cash-out, no US credit history required |
| Coverage | 48 states |
Free same-day scenario quote, no credit pull and no obligation. The full mechanics are in the DSCR Loans Guide.
A DSCR loan is a mortgage for investment properties that qualifies the borrower based on the property's rental income rather than personal income. DSCR stands for Debt Service Coverage Ratio. If the property's rent covers the mortgage payment, you qualify. No tax returns, W-2s, or income verification required.
Most DSCR loan programs require a minimum credit score of 660. The best rates are available at 740 and above. Borrowers between 680 and 739 will see moderate rate adjustments of 0.25% to 0.75%.
DSCR loans typically require 20% to 25% down for purchases (up to 80% LTV). Cash-out refinances go up to 75% LTV. Foreign nationals require 35% down (65% max LTV on purchases, 60% on cash-outs).
DSCR loans typically close in 20 to 30 days, significantly faster than traditional bank loans which often take 45 to 90 days.
Yes. DSCR loans are specifically designed for borrowers who cannot or prefer not to document personal income. Self-employed investors, business owners, and anyone with complex tax returns can qualify based solely on the investment property's rental income.
Most lenders require a minimum DSCR of 1.00x, meaning the rent must at least cover the mortgage payment. Learn how to calculate your DSCR. Some programs accept ratios as low as 0.75x for strong borrowers. The best pricing starts at 1.25x and above.
Yes. DSCR loans can be used for short-term rental properties. Qualification typically uses projected STR income from platforms like AirDNA. LTV may be reduced by 5% compared to traditional rentals.
As of June 2026, DSCR rates start at 5.8 percent on a 30-year fixed through Pinnacle Funding Network. Each file prices to its own profile: credit score, leverage, DSCR ratio, property type, and prepayment structure all move the final rate, which is why a same-day scenario quote is the only reliable way to price a specific deal.
Deep-dive guides, tools, and articles to help you make informed decisions.
Everything you need to know about DSCR loans in one place.
Every document underwriters ask for in 2026, verified and explained.
Run your own numbers before you call. Free, instant, no signup.
Credit score, down payment, reserves, and ratio minimums explained.
Side-by-side comparison to help you pick the right product.
Step-by-step application walkthrough from pre-qual to closing.
A beginner-friendly guide for first-time investor borrowers.
The full Tampa Bay market read: DSCR up to 80% LTV, STR-friendly, no tax returns.
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