Nationwide DSCR Mortgage Lender

DSCR Mortgage Lender Serving Investors Across the USA

Total Quality Lending (TQL) is a direct DSCR mortgage lender operating in 43 U.S. states. Real estate investors finance rentals on the property’s cash flow — not personal income — with loan amounts to $3.5M and 15-day closings.

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DSCR loans by U.S. region

Total Quality Lending operates in 43 states across every major U.S. investor region.

  • West Coast

    • California
    • Washington
    • Oregon
    • Arizona
    • Nevada
    • Colorado
    • Idaho

  • Southwest & Mountain

    • Texas
    • New Mexico
    • Utah
    • Wyoming
    • Montana

  • Southeast

    • Florida
    • Georgia
    • North Carolina
    • South Carolina
    • Tennessee
    • Alabama

  • Midwest

    • Ohio
    • Indiana
    • Michigan
    • Wisconsin
    • Minnesota
    • Missouri
    • Iowa
    • Kansas

  • Northeast & Mid-Atlantic

    • Pennsylvania
    • Virginia
    • Maryland
    • New Jersey
    • Connecticut
    • Massachusetts

See DSCR loan details for all 43 states →

Why investors nationwide choose Total Quality Lending

  • Qualify on the property’s rental cash flow — no personal income, W-2s, or tax returns
  • Up to 80% LTV for purchase, rate/term, and cash-out
  • Credit scores from 640
  • Loan amounts from $100,000 to $3,500,000
  • Short-term rentals (Airbnb, VRBO, FlipKey) eligible up to 80% LTV on purchase
  • First-time investors eligible (restrictions apply)

U.S. DSCR mortgage lender — FAQs

Is Total Quality Lending a nationwide DSCR mortgage lender?

Yes. Total Quality Lending (TQL) is a DSCR mortgage lender licensed to operate in 43 U.S. states. NMLS #1933377, Total Quality Financial, Inc. DBA Total Quality Lending, California DFPI License No 60DBO-108369.

Which states have DSCR loans available?

DSCR loans are available in 43 states including California, Texas, Florida, Arizona, Tennessee, Georgia, North Carolina, Colorado, and most major investor markets. State-specific overlays apply in CT, FL, IL, NJ, and NY.

What is a DSCR loan in the United States?

A DSCR (Debt-Service Coverage Ratio) loan is a U.S. mortgage product for real estate investors. The loan qualifies based on the property's rental income relative to its monthly debt service — not the borrower's personal income, tax returns, or employment. Standard for investor financing nationwide.

Can foreign nationals get a DSCR loan in the USA?

Yes. Total Quality Lending offers Foreign National DSCR loans in 43 states for non-U.S. citizens — no SSN required, ITIN accepted, no U.S. tax returns needed. Up to 75% LTV.

How long does a DSCR closing take in the US?

Total Quality Lending typically closes DSCR loans in 15–21 days. The industry average across most U.S. DSCR lenders is 30–45 days. In-house underwriting and direct funding drive the speed difference.

Finance your next U.S. investment property

Get a DSCR quote from a nationwide lender that closes investor loans in 15 days.

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