DSCR Loans, Texas
Texas is one of the two largest investor-volume states in the country. Pinnacle Funding Network finances DSCR loans across all 254 Texas counties, plus STR DSCR in the Hill Country corridor and Galveston, fix and flip across the major metros, foreign national programs for Mexican and Indian investor capital, and ground-up new construction in the suburban growth rings of every major metro. No state income tax, no tax returns required, 20 percent down, and a same-day written term sheet on every property.
Published by Pinnacle Funding Network | Updated May 2026
Texas is one of the two largest investor-volume states in the United States, alongside Florida. No state income tax, sustained domestic in-migration from California, New York, Illinois, and the West Coast, a deep multi-metro structure (DFW, Houston, Austin, San Antonio all operating as independent investor markets), substantial foreign national capital from Mexico, India, China, and Canada, the country's largest base of Build-to-Rent activity in the suburban growth rings, and a Hill Country STR corridor that runs as one of the strongest non-coastal vacation rental markets nationally have produced an environment where DSCR investing works at price points and tenant profiles that exist nowhere else. The challenge for serious Texas investors is the same one for serious Florida investors: finding a lender who handles every Texas-specific lending reality (property tax burden, tornado-belt insurance market, statewide STR ordinance variation, foreign national qualifying paths) without forcing the deal into a generic underwriting chassis.
Pinnacle Funding Network is a Dallas-based DSCR-specialist lender purpose-built for the Texas investor. DSCR is the lead product, with fix and flip across the metroplex and Houston, STR DSCR for the Hill Country and Galveston, BRRRR, bridge, ground-up new construction (and a particularly active Build-to-Rent program in the suburban growth rings), foreign national, and self-employed programs all available through one relationship. This page exists to give serious Texas investors everything they need to underwrite Pinnacle as a capital partner across every Texas market, in one place.
Texas has five structural drivers that make it work for DSCR investors when other states are getting harder.
1. No state income tax. Texas does not tax personal income, rental income, or capital gains at the state level. The structural advantage compounds for portfolio investors who hold multiple Texas properties: every dollar of rental income flows through the federal layer only, with no state-level second bite. Combined with the federal depreciation shield available on investment properties, the after-tax yield on Texas DSCR holds beats most state alternatives meaningfully. This is one of the two largest reasons high-bracket investors from California, New York, Illinois, and Massachusetts continue to redeploy capital into Texas.
2. Sustained in-migration plus structural job growth. Texas has been the top destination for domestic relocations in the United States for the last decade. Net domestic migration plus international migration plus births minus deaths put Texas on track for the most rapid total population growth of any state. Job growth across Houston (energy, healthcare, the Texas Medical Center), Dallas-Fort Worth (corporate relocations, finance, logistics), Austin (tech, semiconductor, state government), and San Antonio (military, healthcare, tourism) supports tenant demand across multiple industries and price points. Net population growth supports rent growth, supports DSCR ratios at refinance, and supports exit pricing on flip and BRRRR strategies.
3. Multi-metro structural diversity. Texas is not a single market. Austin is premium DSCR plus Hill Country STR adjacency plus tech-employment tenant base. Dallas-Fort Worth is the corporate-relocation workhorse with the country's most active Build-to-Rent ecosystem. Houston is energy plus the Texas Medical Center plus the largest port on the Gulf, with one of the deepest cash-flow DSCR markets in the country. San Antonio is military (Fort Sam Houston, Lackland AFB, Randolph AFB) plus healthcare plus tourism plus Hill Country STR adjacency. Different strategies work in different metros, and the Texas DSCR investor can choose the metro that fits the strategy rather than forcing the strategy onto a single market.
4. Build-to-Rent depth. Texas is the country's largest Build-to-Rent (BTR) market by community count and unit volume. The suburban growth rings of all four major metros (the DFW exurbs, the Houston growth ring, the I-35 corridor between Austin and San Antonio, the Hill Country fringe) host substantial BTR development. PFN's BTR program (bridge construction financing that converts to long-term DSCR at completion) is purpose-built for this Texas reality and is one of the reasons Texas investors choose Pinnacle for new-construction holds.
5. Foreign national depth across multiple corridors. Texas runs as the country's second-largest foreign national investment property market after Florida, with distinct corridor concentrations. Mexican capital flows heavily into Houston, the Rio Grande Valley, and parts of San Antonio. Indian and Chinese capital concentrate in the Dallas-Fort Worth metroplex and the Austin tech corridor. Canadian retiree capital flows into the Hill Country, Galveston, and parts of Houston. Pinnacle's foreign national DSCR programs cover all of these flows.
Pinnacle Funding Network's Texas DSCR programs are sized for the actual Texas investor across all 254 counties.
| Parameter | Details |
|---|---|
| Available Markets | Statewide, all 254 Texas counties |
| Property Types | SFR, 2-4 unit, condo, townhome, 5+ unit, STR/vacation rental (where ordinance permits) |
| Loan Range | $55,000 to $5,000,000 |
| LTV (purchase) | Up to 80% |
| LTV (cash-out refi) | Up to 75% |
| DSCR Minimum | 1.00x for top pricing; programs to 0.75x available |
| Credit Score | 660+ minimum, best pricing at 720+ |
| Income Documentation | None required |
| STR Qualifying | AirDNA-eligible plus actual booking history |
| Foreign National Qualifying | Available, asset-based, no US credit required |
| Build-to-Rent | Bridge construction to DSCR conversion programs available |
| Close Time | 14 to 21 business days standard |
| Rate Range (May 2026) | ~7.00% to 8.50% on 30-year fixed |
| Term Options | 30-year fixed, 5/1, 7/1, 10/1 ARM |
| Origination | 1 to 2 points typical |
Texas is multi-metro. Different metros suit different strategies. Pinnacle has financed deals across all of these. Each metro link below opens a dedicated city page where one exists.
Premium DSCR market with strong tech-employment tenant base (Tesla, Apple, Samsung Austin Semiconductor, Oracle, Indeed, plus the deep startup ecosystem). High price-to-rent relative to other Texas metros, but premium rent profile to match and the strongest appreciation history in Texas. Austin restricts STR meaningfully in many residential zones; investors targeting STR typically focus on the Hill Country corridor west of Austin (Wimberley, Dripping Springs, Spicewood) where local ordinance is more permissive. Austin city page →
Typical SFR purchase: $475K-$895K. Typical monthly rent: $2,800-$4,800. Typical DSCR (80% LTV, accounting for Travis County property tax): 0.80-1.00x. Best for: DSCR investors prioritizing appreciation plus premium tech-employment tenant base.
Premium DSCR plus strong STR DSCR plus foreign national. Dallas is the corporate-relocation workhorse with major employer concentrations in finance (Bank of America, JPMorgan, AT&T), tech (Texas Instruments, the Frisco-Plano corporate corridor), telecommunications, and logistics. Strong DSCR submarkets in Lakewood, Bishop Arts / Oak Cliff transitional, Lake Highlands, and the Frisco-Plano corridor. Substantial Indian-American buyer base in the Plano-Frisco-McKinney ring. Dallas city page →
Typical SFR purchase: $345K-$625K. Typical monthly rent: $2,400-$3,600. Typical DSCR (80% LTV, accounting for Dallas County property tax): 0.90-1.10x. Best for: DSCR investors building portfolio scale in the corporate-relocation metro.
Cash-flow DSCR workhorse, sister metro to Dallas with meaningfully lower entry pricing. Tarrant County property tax is slightly more favorable than Dallas County in some pockets. Strong submarkets in Arlington (between Dallas and Fort Worth, anchored by the Texas Rangers ballpark and AT&T Stadium), the West 7th corridor, Magnolia Avenue, and the Alliance Texas growth ring north of the city. Predictable family-tenant absorption. Fort Worth city page →
Typical SFR purchase: $285K-$425K. Typical monthly rent: $2,100-$2,900. Typical DSCR (80% LTV): 1.00-1.20x. Best for: Cash-flow-first investors building portfolio scale at the lower price band of the DFW metroplex.
Cash-flow DSCR workhorse with the most diversified industrial base of any Texas metro. The Texas Medical Center supports a 100,000-plus healthcare and biomedical workforce; the energy industry remains a major employer despite the long secular shift; the Port of Houston is the largest US Gulf port. Strong DSCR submarkets in the Heights gentrification corridor, Memorial, Sharpstown value-add, Spring Branch, and the suburban Cypress and Katy growth rings. No zoning gives Houston unusual flexibility for STR and ADU strategies (though municipal STR rules still apply where present). Houston city page →
Typical SFR purchase: $245K-$425K. Typical monthly rent: $1,900-$2,800. Typical DSCR (80% LTV): 1.05-1.30x. Best for: Cash-flow-first investors targeting the most diversified Texas industrial base.
Military and tourism DSCR plus Hill Country STR adjacency. San Antonio's tenant base is anchored by Joint Base San Antonio (Fort Sam Houston, Lackland AFB, Randolph AFB), Methodist Healthcare and University Health, and the tourism economy around the Alamo, the River Walk, and the Hill Country. Strong DSCR submarkets in Stone Oak, Alamo Heights, Olmos Park, the King William District, and the I-10 corridor north of the city. Hill Country STR opportunities along the Loop 1604 corridor and into the Bandera and Boerne areas. San Antonio city page →
Typical SFR purchase: $275K-$425K. Typical monthly rent: $1,900-$2,700. Typical DSCR (80% LTV): 1.00-1.20x. Best for: Cash-flow investors targeting military-supported tenant absorption plus Hill Country STR optionality.
Pure STR territory. The Texas Hill Country wine country corridor (Fredericksburg, Stonewall, Johnson City) and the Blanco River cabin corridor (Wimberley, Blanco, parts of Comal County) run as one of the country's strongest non-coastal vacation rental markets. STR ordinance varies by town: Fredericksburg is generally permissive but increasingly regulated; Wimberley has tightened; smaller towns vary. Pinnacle's STR DSCR programs qualify Hill Country properties on AirDNA when actual booking history is short.
Typical purchase: $475K-$895K (Hill Country STR cabin / cottage). Typical STR ADR: $245-$485 (seasonal). Typical occupancy: 55-70 percent. Best for: STR-focused investors using AirDNA-based DSCR qualification.
Lower-volume but real PFN markets. El Paso supports cross-border family and military tenant demand. Corpus Christi is Gulf coastal with vacation rental layering. Lubbock is anchored by Texas Tech University tenant demand. Midland and Odessa run cycle-sensitive to the Permian Basin energy economy. McAllen and the Rio Grande Valley support cross-border Mexican family and investor demand. Pinnacle finances DSCR loans in all of these; volume is lower than the major-metro markets but the underwriting paths are the same.
Pinnacle Funding Network finances investment properties in all 254 Texas counties. Geographic breakdown:
North Texas (Dallas-Fort Worth Metroplex / DFW): Dallas, Fort Worth, Plano, Frisco, McKinney, Allen, Arlington, Irving, Garland, Mesquite, Richardson, Carrollton, Lewisville, Denton, the Alliance Texas corridor.
Central Texas (Austin, San Antonio, and the I-35 Corridor): Austin, Round Rock, Cedar Park, Pflugerville, Georgetown, San Marcos, New Braunfels, San Antonio, Schertz, Cibolo, Selma, the Hill Country towns (Fredericksburg, Wimberley, Boerne, Dripping Springs, Spicewood, Marble Falls).
East Texas (Houston and the Gulf Coast): Houston, Sugar Land, Pearland, Katy, Cypress, Spring, The Woodlands, Conroe, Galveston, Pasadena, League City, Beaumont, Port Arthur, Texas City.
South Texas (Border Markets and the Rio Grande Valley): Corpus Christi, McAllen, Edinburg, Brownsville, Harlingen, Mission, Laredo, the Rio Grande Valley corridor along US 83.
West Texas: Lubbock (Texas Tech anchor), Midland and Odessa (Permian Basin), Abilene, San Angelo, El Paso (cross-border military and industrial). Lower investor volume than the major metros but PFN finances across these markets.
Two representative DSCR deal structures across different Texas markets. Specific terms are quoted on the actual deal at application.
Example 1: Austin DSCR purchase showing the property tax math.
3BR/2BA SFR, 1,820 sqft, built 2008, South Austin / 78745 ZIP (Travis County). Purchase $485,000. 80 percent LTV loan = $388,000 at 7.50 percent fixed 30-year. Monthly PITIA breakdown: P&I $2,711; property tax (Travis County, no homestead on investment property, full assessed value) $850; insurance (hail, wind, hazard) $245; HOA $0. Total PITIA: $3,806. Market rent supported by appraisal: $3,300. DSCR = $3,300 / $3,806 = 0.87x.
This is the classic Austin underwriting reality: a property that would qualify cleanly at 1.05x DSCR in Jacksonville lands at 0.87x in Austin because Texas property tax is two to three times Florida's. Three paths from here. Path A: drop to 75 percent LTV ($363,750 loan, P&I drops to $2,541, total PITIA $3,636, DSCR rises to 0.91x). Path B: drop to 65 percent LTV ($315,250 loan, P&I drops to $2,202, total PITIA $3,297, DSCR rises to 1.00x and qualifies at top pricing). Path C: stay at 80 percent LTV with sub-1.0 DSCR program at 0.85 minimum with a 0.25 to 0.50 percent rate adjustment. The Austin DSCR investor typically chooses Path C and preserves cash for the next deal, accepting the higher rate in exchange for the leverage and the cash conservation. The math gets meaningfully better on properties at the $325K to $425K Fort Worth or Houston price points where tax-to-rent ratios are more favorable.
Example 2: Houston cash-flow DSCR purchase.
3BR/2BA SFR, 1,650 sqft, built 1998, Cypress / 77433 ZIP (Harris County). Purchase $325,000. 80 percent LTV loan = $260,000 at 7.50 percent fixed 30-year. Monthly PITIA breakdown: P&I $1,818; property tax (Harris County, no homestead on investment property) $625; insurance (hail, wind, hazard) $215; HOA $35. Total PITIA: $2,693. Market rent supported by appraisal: $2,550. DSCR = $2,550 / $2,693 = 0.95x.
Just under the 1.00 DSCR target for top pricing. Path to top pricing: drop to 75 percent LTV ($243,750 loan, P&I drops to $1,705, total PITIA $2,580, DSCR rises to 0.99x; essentially at top pricing). Investor brings additional $16,250 to close. Alternatively, the Houston Cypress submarket frequently produces rent above $2,550 on well-maintained inventory, and a rent appraisal at $2,700 would push the deal to 1.00x at 80 percent LTV. The Houston math is more flexible than Austin's because the property-tax-to-rent ratio is more favorable at lower price points.
Both examples illustrate the central Texas DSCR underwriting reality: property tax is the deciding line item, and metro selection materially shapes the DSCR ratio. Austin and the inner Travis County submarkets carry the highest property tax burden; Fort Worth, Houston, and parts of San Antonio carry lower burdens that produce cleaner DSCR qualifying.
Texas has one of the country's deepest Residential Transition Loan (RTL) markets, alongside its long-term DSCR market and the country's largest Build-to-Rent ecosystem. Many Texas investors combine the two: acquire and rehab a property as a fix and flip or a BRRRR, then either sell at completion or refinance into a long-term DSCR hold. Pinnacle covers the full RTL spectrum statewide through the same relationship that handles DSCR.
Where flips work in Texas. DFW flip activity concentrates in Oak Cliff transitional pockets, parts of Pleasant Grove and East Dallas, the Stop Six and Polytechnic Heights pockets of Fort Worth, Arlington value-add, and the Garland and Mesquite suburbs. Houston flip activity concentrates in the Heights transitional pockets, Sharpstown, Spring Branch, Sunnyside, Acres Homes, and parts of southeast Houston. Austin flip activity is tighter (entry pricing is high) but exists in parts of East Austin, Govalle, and the Pflugerville and Manor exurbs. San Antonio flips concentrate in the historic Westside, parts of the East Side, and the Wheatley Heights gentrification corridor. Houston produces the highest volume of cosmetic flips at the lower price band; DFW produces the highest dollar-volume on premium-tier flips.
Loan-to-Cost up to 90%. Pinnacle finances up to 90 percent of the purchase price plus 100 percent of the approved rehab budget on standard programs. Experienced flippers (3+ completed projects in 24 months) can access 92.5 percent LTC. First-time flippers typically start at 85 percent LTC, still with 100 percent rehab.
Loan-to-ARV cap at 75%. Total loan (purchase + rehab) is capped at 75 percent of After-Repair Value. The underwriting governor that protects the lender and forces deal discipline.
Interest-only during rehab, no prepayment penalty. Monthly payments on funds drawn only. No interest on undrawn rehab capital. Pay the loan off the day after close if you want to.
Term 12 to 24 months. Standard term is 12 months with optional extensions. Most Texas flips exit in 4 to 6 months from close to resale, well inside the term.
Rehab funded in scheduled draws. 3 to 5 draws on cosmetic flips, 6 to 10 on full gut renovations. Each draw triggers an inspection and funds wire same-day after the inspection clears.
Loan range $100K to $5M+. Sized to the deal. First-time flippers eligible with appropriate adjustments to LTC and points.
BRRRR mechanics. The BRRRR strategy uses the same fix and flip loan structure with the exit being a refinance into a long-term DSCR loan instead of a sale. After the property is rehabbed, rented, and seasoned (typically 3-6 months), Pinnacle refinances the short-term loan into a 30-year DSCR at 75-80 percent LTV based on the new appraised value. Texas's strongest BRRRR markets are Houston (Sharpstown, Sunnyside, Acres Homes), Fort Worth (Stop Six, Polytechnic Heights), and parts of San Antonio (Westside). Austin BRRRR is harder because the rent-to-ARV math compresses against premium pricing; Dallas BRRRR is selective and concentrated in transitional Oak Cliff and Pleasant Grove pockets.
Bridge financing. Short-term financing for properties that don't fit a standard purchase or refinance window. Useful for buying at Texas county foreclosure auctions (active in Harris, Dallas, Tarrant, Travis, Bexar), closing on inherited property in cross-border estate situations, or holding while longer-term financing is arranged. 6 to 24 month terms, similar speed and structure to the flip products.
Ground-up new construction. Single-family infill construction and small multi-family up to 8 units. Loan-to-Cost up to 85 percent, 100 percent of construction budget financed in scheduled draws, 12 to 24 month terms. Texas's growth corridors are the highest-volume new construction markets: the DFW exurbs (Celina, Anna, Melissa, Princeton, Royse City, the Alliance Texas corridor), the Houston growth ring (Cypress, Katy, Spring, The Woodlands, Conroe, Tomball), the I-35 corridor between Austin and San Antonio (Round Rock, Pflugerville, Georgetown, San Marcos, New Braunfels, Schertz, Cibolo), and the Hill Country fringe (Boerne, Bulverde, Spring Branch).
Build to Rent (BTR) - the Texas signature program. Texas is the country's largest Build-to-Rent market by community count. BTR is a specific RTL program for ground-up construction of single-family or small multi-family rental portfolios from the start: durable finishes, lower-maintenance fixtures, maximum bedroom count for the lot, designed for long-term rental from day one. Pinnacle provides bridge construction financing that converts to long-term DSCR holds at completion. Loan-to-Cost up to 85 percent, 12 to 18 month construction phase, then refinance to 30-year DSCR. Texas BTR activity concentrates in the DFW exurbs, the Houston growth ring, and the I-35 corridor. See the Build to Rent guide for full program details.
Beyond DSCR and the full RTL/BTR spectrum, Pinnacle Funding Network handles the remaining Texas investor product set through the same relationship.
STR / Airbnb DSCR (where ordinance permits). Texas has no statewide STR regulation; rules are city-by-city. Pinnacle's STR DSCR programs qualify Texas STR properties using AirDNA market projections or actual booking history where the local ordinance and HOA rules permit. The most active Texas STR DSCR markets are the Hill Country corridor, Galveston, and parts of San Antonio.
Foreign national programs. Texas's foreign national flows concentrate by corridor: Mexican capital into Houston and the Rio Grande Valley; Indian and Chinese capital into the DFW metroplex and Austin; Canadian retiree capital into the Hill Country and Galveston. Pinnacle's foreign national DSCR programs require no US credit history and accept asset-based qualification. Rates carry a 0.50 to 1.00 percent premium over standard pricing and LTV is typically 5 to 10 percent tighter.
Self-employed programs. Self-employed investors qualify the same property-cash-flow path as W-2 borrowers (DSCR programs do not require personal income documentation). For non-DSCR scenarios, bank statement programs are available.
Texas has operational realities that shape every investment property loan. The investors who close cleanly are the ones who plan around these from day one.
Property tax burden (the biggest Texas underwriting variable). Texas has the highest property tax burden in the United States. Statewide effective rates run roughly 1.6 to 2.7 percent of assessed value, with most major metros (Travis, Harris, Tarrant, Dallas, Bexar) clustering in the 2.0 to 2.5 percent range. Property tax is the single largest non-mortgage line item in PITIA on most Texas DSCR deals and the primary reason DSCR ratios at any given LTV run thinner in Texas than in low-property-tax states. Factor honestly from the LOI stage.
No state income tax (the structural offset). Texas does not tax income at the state level. For DSCR investors, this means rental income, capital gains on flip exits, and refinance proceeds all flow through the federal layer only. The trade with property tax is real but the net for portfolio investors at high federal marginal rates usually still favors Texas over a comparable high-tax state.
Homestead exemption does not apply to investment property. Texas homestead exemption is for primary residences only. Investment properties pay full assessed value tax with no exemption and no cap on assessed-value increases. This is meaningful because a Texas property's assessed value can rise meaningfully year-over-year on an investment hold, and the rising tax bill flows directly into PITIA on every refinance.
STR ordinance varies by city (no statewide rule). Texas has no statewide STR regulation. Austin restricts STR significantly outside designated zones. San Antonio requires registration in many districts. Houston is more permissive. Dallas, Fort Worth, Galveston, and Hill Country towns each have different rules. Always verify the local code AND HOA covenants on every address before going under contract.
Tornado, hail, and freeze insurance (the Texas insurance reality). Texas insurance is its own market, separate from Florida hurricane. Central and North Texas carry meaningful tornado and hail exposure (the Big 12-style "tornado alley" and adjacent regions). The Gulf Coast (Houston south through Corpus Christi and across to Brownsville) carries hurricane exposure. The Hill Country and Central Texas had the February 2021 freeze event that significantly hardened the property insurance market in subsequent renewal cycles. Budget $1,800-$4,500 annually for typical SFR inland; Gulf Coast properties (Galveston, Corpus Christi, Brownsville) run $3,500-$8,500+. Order the binder on day one of due diligence.
Title and county process variation. Harris County is the largest by volume and runs typical Texas pace (14 to 21 days). Travis County (Austin) is among the fastest. Bexar (San Antonio) and Dallas County run in the middle. Tarrant (Fort Worth) is comparable to Dallas. Border counties and West Texas counties (Webb, Cameron, Hidalgo, Midland, Ector) vary; smaller counties can be unpredictable. Build buffer accordingly.
Foreign national documentation realities. Mexican buyers typically present passport, CURP, RFC, and apostilled signature pages from a Mexican notario. Indian and Chinese buyers follow country-specific notarial processes; PFN's foreign national workflow handles these. Documentation cadence adds 5 to 10 days to closing timelines.
Dallas-based DSCR-specialist programs across all 254 counties. Pinnacle is headquartered in Dallas; Texas is our home state. Programs cover the full deal-size range, $55,000 to $5,000,000, in a single relationship. Statewide coverage with metro-specific program awareness and a working knowledge of every major Texas market's underwriting variables.
Build-to-Rent program purpose-built for Texas. Texas is the country's largest BTR market and Pinnacle's BTR program (bridge construction financing that converts to long-term DSCR at completion) is sized for the DFW exurbs, the Houston growth ring, and the I-35 corridor where most Texas BTR activity concentrates.
Foreign national depth across multiple corridors. Pinnacle's foreign national programs handle Mexican capital flows into Houston and the Rio Grande Valley, Indian and Chinese capital into DFW and Austin, and Canadian retiree capital into the Hill Country and Galveston. One relationship, multiple corridor-specific qualifying paths.
Property-tax-honest underwriting. Texas property tax is the single biggest variable in DSCR underwriting in this state. Pinnacle factors property tax accurately from the LOI stage rather than using national averages that produce surprises at close. This matters: a Travis County DSCR deal that looks like 1.05x on a Florida-style tax assumption may be 0.85x on the actual tax bill.
Lifecycle support. DSCR holds, STR DSCR for the Hill Country and Galveston, fix and flip across Houston and DFW, BRRRR in Houston and Fort Worth, ground-up new construction in the suburban growth rings, Build-to-Rent in the DFW exurbs and the I-35 corridor, foreign national for Mexican and Indian buyers, self-employed. The same broker handles your Cypress cash-flow DSCR, your Hill Country STR refinance, your Fort Worth Stop Six BRRRR, and your DFW exurb BTR portfolio.
Honest underwriting. Programs and pricing are quoted before application fees. Term sheet matches close terms. No bait-and-switch on rate, LTV, or DSCR threshold at the closing table.
Mortgage broker model with multiple lender relationships. Pinnacle is not a single-lender retail shop. We place loans across approximately ten institutional DSCR and RTL lenders, which means rate, term, and structure are matched to the deal rather than to a single product menu.
The fastest path from "I have a property under consideration" to "I have a term sheet" is the same-day quote. Submit the property address, purchase price, estimated rent (or AirDNA STR projection), and your target loan structure at pinnaclefundingnetwork.com/get-quote. We respond with a written term sheet (rate, points, LTV, DSCR threshold, term) typically inside one business day. No credit pull, no application fee, no obligation.
If the term sheet works, the next step is a formal application. From application to close runs 14 to 21 business days on standard files. Title work, appraisal, and the insurance binder all happen in parallel. Either way, fast enough to win deals across Texas.
James Loffredo, Founder and Principal
Pinnacle Funding Network
214-846-8602
info@pinnaclefundingnetwork.com
pinnaclefundingnetwork.com
Pinnacle Funding Network is a mortgage broker. PFN does not make loans or credit decisions. Loans are originated through PFN's lending partners. Rates, terms, and programs are subject to change. All loan applications are subject to credit review, property appraisal, and underwriting approval. Rent ranges, DSCR estimates, and deal examples on this page are illustrative; actual deal terms depend on property-specific underwriting.