Best DSCR Lender — 43 States
The Best DSCR Lender for Real Estate Investors
Total Quality Lending (TQL) finances investor rentals with up to 80% LTV, credit scores from 640, and 15-day closings. No tax returns, no W-2s, no income verification. Qualify on the property’s cash flow.
Why investors call us the best DSCR lender
We’re not trying to be the biggest. We’re trying to be the lender that actually closes the deals other lenders fumble.
Close in as little as 15 days
In-house underwriting and direct funding mean we move at investor speed. Beat competing offers, lock cash-flowing assets faster.
Up to 80% LTV on purchase and cash-out
Higher leverage than most national DSCR lenders, with credit scores starting at 640 and no personal income docs required.
Loans from $100K to $3.5M
Whether you're buying your first $250K rental or a $2M multi-unit, the same underwriting team handles it.
Airbnb / VRBO income counts
12-month STR average qualifies up to 80% LTV — no need for two years of rental history before you can finance the next deal.
Foreign nationals and H1B borrowers welcome
Dedicated guideline for non-U.S. citizens and visa holders — no SSN required, ITIN accepted, no U.S. tax returns needed.
First-time investor friendly
Most DSCR lenders require prior landlord experience. We don't. If the property's cash flow works, the deal works.
Total Quality Lending vs. typical DSCR lenders
How TQL stacks up against the industry standard for non-QM investor lenders.
| Factor | Total Quality Lending | Typical DSCR Lender |
|---|---|---|
| Maximum LTV | 80% | 70–75% |
| Minimum FICO | 640 | 680–700 |
| Close time | 15–21 days | 30–45 days |
| First-time investors | Eligible | Often declined |
| Foreign nationals | Eligible | Rarely offered |
| Short-term rental income (Airbnb) | Up to 80% LTV | Often capped or excluded |
| Loan amounts | $100K – $3.5M | $150K – $2M |
Best DSCR lender — frequently asked questions
What is the best DSCR lender for real estate investors?
The best DSCR lender is the one that closes fast, leverages high, and underwrites your property — not your paystubs. Total Quality Lending (TQL) offers up to 80% LTV, credit scores from 640, loans from $100K to $3.5M, and 15-day closings in 43 states.
What makes a top DSCR lender different?
Top DSCR lenders are direct, not brokered — they hold the loan, underwrite in-house, and price honestly. Look for transparent fees, no surprise overlays, no minimum portfolio requirements, and underwriters who actually understand short-term rentals, LLC vesting, and foreign national borrowers.
How does Total Quality Lending compare to other DSCR lenders?
Total Quality Lending closes in 15 days vs. the industry average of 30–45. We finance first-time investors, foreign nationals, and H1B visa holders that most competitors decline. Airbnb income qualifies up to 80% LTV. NMLS #1933377.
Can I get a DSCR loan with no income verification?
Yes. DSCR loans skip personal income verification entirely. You qualify on the property's rental income vs. its monthly debt service — the debt-service coverage ratio. No tax returns, no W-2s, no pay stubs. Self-employed, 1099, and business owners are ideal candidates.
What credit score do I need for the best DSCR rates?
Minimum credit score is 640. Higher scores unlock better pricing — 720+ typically gets the lowest rate tier. Foreign nationals can qualify with international credit or No Credit Score paths.
Is TQL a real DSCR lender or a broker?
Total Quality Lending (TQL) is a direct private lender — Total Quality Financial, Inc. DBA Total Quality Lending, NMLS #1933377, licensed by the California DFPI under License No 60DBO-108369. We're not affiliated with Total Quality Logistics, the freight brokerage.
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