Apply right now, schedule a call, or talk to a loan officer. The property qualifies for the loan, not you. Built for Florida investors.
Same destination, a real pre-approval letter that lets you make competitive offers. Three ways to get there.
The full DSCR application takes 10-15 minutes. No tax returns, no W-2s, no employment verification. The property cash flow and your credit drive the approval.
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Pick a 30-minute slot that works for you. We'll run the property's DSCR ratio, compare to a conventional investment loan, and tell you which gives you better leverage on this specific deal.
30 minutes, no commitment.
Talk to a licensed loan officer right now. We close DSCR loans on long-term, short-term, and mid-term rentals across Florida every week.
Average wait under 60 seconds.
DSCR stands for Debt Service Coverage Ratio. On a DSCR loan, the lender qualifies the property, not you. They compare the property's projected rental income against the total monthly mortgage payment (principal, interest, taxes, insurance, HOA) and look for a ratio of 1.0 or higher, which means the rent at least covers the payment. There's no W-2 review, no tax return requirement, no debt-to-income calculation on the borrower. It's the go-to loan for self-employed investors and anyone whose tax returns don't reflect their real cash flow.
Still researching? Read the full DSCR loan guide
DSCR eligibility is about the property and your credit. Here's the standard checklist. If most of these apply, we have DSCR programs that fit your deal.
DSCR prep is much lighter than conventional because there's no personal income review. Have these handy before you start the online application or jump on a call.
A current driver's license, state ID, or passport for every borrower on the loan.
The subject property address, and either a current signed lease or your projected monthly rent based on comparable units nearby.
All accounts for down payment and reserves. Big deposits need a paper trail. Funds can come from any legitimate source, not just earned income.
Articles of organization, operating agreement, and EIN. If you don't have an LLC yet, we can still close in your personal name and tell you how to structure going forward.
If you own other properties, the address, monthly rent, mortgage balance, and monthly PITI for each. This helps us document your track record but is not required to qualify.
A homeowner's/landlord policy quote. Florida's insurance market is tight, so we flag this early and can introduce you to experienced Florida landlord agents.
DSCR is typically the fastest loan to underwrite because the file is lighter, no tax returns, no employment verification, no personal income review. Here's the sequence.
We pull credit and run a preliminary DSCR calculation using your projected rent and estimated PITI. You'll get a text or email confirming the deal sizes up and what's still needed.
If the property cash flows and credit hits the threshold, we issue a DSCR pre-approval. If we need to tighten up rent projections, reserves, or LLC structure, we set up a call within 24 hours.
Appraisal with rent schedule, underwriting review of the property and entity, clear to close. DSCR typically closes in 14 to 21 days once we have the appraisal back.
Florida is one of the strongest rental markets in the country. Tampa, Orlando, Miami, Jacksonville, Fort Lauderdale, Sarasota, and the entire Gulf Coast draw both long-term tenants and short-term vacation renters year-round. That means rent-to-payment ratios work, DSCR ratios clear 1.0 cleanly, and investors can grow portfolios without tripping DTI limits that would cap conventional financing at four properties.
Florida short-term rentals (Airbnb, VRBO) deserve their own note. DSCR programs generally allow short-term rental income to qualify the property, some use a 12-month trailing history if the property already operates as an STR, others project based on AirDNA or similar comps. Local short-term rental rules vary by city: Miami Beach, Key West, Naples, and parts of Orlando have restrictions you need to check before you close. We flag these upfront so you're not stuck with a property that can't legally operate as planned.
LLC title is the other Florida DSCR advantage. Taking title in an LLC provides asset protection and simpler portfolio management. Most investors own each property in its own LLC. DSCR lenders are comfortable with this structure, most personal-income conventional investment loans aren't. If you're building a Florida rental portfolio, DSCR plus LLC title is typically the right stack.
DSCR stands for Debt Service Coverage Ratio. The lender compares the property's projected rental income to the total mortgage payment (principal, interest, taxes, insurance, HOA). If rent is at least equal to the payment (a 1.0 ratio), the property qualifies. There's no look at your personal income, tax returns, or employment.
No. That's the whole point. DSCR underwriting skips personal income documentation entirely. We qualify the property, not you. Your credit and reserves matter, your AGI on last year's return does not.
Yes. Most DSCR investors close in an LLC for asset protection and cleaner portfolio management. You can also close in your personal name if the LLC isn't formed yet. We'll walk you through the tradeoffs.
Monthly gross rent divided by monthly total payment (principal + interest + taxes + insurance + HOA). A 1.0 ratio means rent exactly covers the payment. 1.25 means rent is 25% higher than payment. Higher DSCR ratios get better pricing.
Some DSCR programs go down to 0.75 or even no-DSCR with rate adjustments and stronger down payment. We also look at whether a short-term rental projection beats the long-term market rent estimate, which often moves a property from 0.85 DSCR on a long-term lease to 1.3+ on STR projections.
Most programs start at 660, with best pricing at 720 or 740. Below 660, options narrow and rates rise quickly. If you're building credit, we'll tell you whether waiting three to six months to cross a credit threshold would save more than current market movement costs.
Most DSCR programs require 20% to 25% down. Some allow 15% with strong DSCR and 740+ credit. Short-term rental and 2-to-4-unit properties often require more down.
Yes. Most DSCR programs allow short-term rental income to qualify the property. Some use a 12-month operating history (if the property already runs as an STR), others project from comparable short-term rentals. Florida local rules on short-term rentals vary by city, we check these before closing.
Conventional investment loans qualify you on personal income, debt-to-income ratio, tax returns, and the property. DSCR qualifies only the property. If your tax returns don't reflect your real cash flow, or if you already have four financed properties (the conventional Fannie cap), DSCR is usually the path. We run the side-by-side before you commit.
DSCR typically closes in 14 to 21 days once the appraisal and rent schedule come in. The underwriting file is lighter than conventional because there's no personal income review, which speeds things up.
Yes. DSCR cash-out refinances are common for investors pulling equity out to fund the next acquisition. Seasoning requirements (how long you've owned the property) vary by program, typically 3 to 6 months.
Three ways to start. Pick what feels right.
