Investor Rental Property Financing

DSCR Loans for Investor Rental Properties

Total Quality Lending finances every kind of rental property — single-family, short-term, multi-unit, condos, foreign national investments. Up to 80% LTV, no personal income docs, 15-day closings.

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Every property type investors actually buy

  • Single-family rentals (SFR)

    Long-term tenants, suburban markets, BRRRR — the bread and butter of buy-and-hold investing. DSCR up to 80% LTV.

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  • Short-term rentals (Airbnb / VRBO)

    Vacation rentals with 12-month STR history or AirDNA projections. Up to 80% LTV on purchase.

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  • Multi-unit (2–4 units)

    Duplexes, triplexes, fourplexes. Standard DSCR program — qualify on combined rental income.

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  • Multi-family (5–8 units)

    Larger residential multifamily and mixed-use. Up to 75% LTV, loans $400K–$2M for experienced investors.

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  • Condominiums & condotels

    Warrantable and non-warrantable condos, condotels with hotel programs. Eligible for DSCR.

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  • Foreign national investments

    Non-U.S. citizens, H1B/L1/E2 visa holders, ITIN borrowers. No U.S. tax returns required.

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Why investors choose Total Quality Lending

  • Qualify on the property’s rental cash flow — no personal income, W-2s, or tax returns
  • Up to 80% LTV on purchase at the top tier (740 FICO); higher scores unlock higher LTV
  • Credit scores from 640 — cash-out available at 660+
  • 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)

Investor rental property loans — FAQs

What kind of loan do real estate investors use for rental properties?

Investors finance rental properties with DSCR (Debt-Service Coverage Ratio) loans — non-QM mortgages that qualify on the property's rental income, not the investor's personal income. Total Quality Lending offers DSCR loans up to 80% LTV with credit scores from 640, available in 43 states.

How is an investor rental property loan different from a regular mortgage?

Regular mortgages (Fannie Mae / Freddie Mac) cap investors at ~10 properties and require personal income docs, DTI calculations, and reserves. Investor rental loans (DSCR, non-QM) have no property count limit, skip personal income docs, and underwrite on the property's cash flow. Faster, more flexible, designed for portfolio scaling.

Can I buy my first rental property with an investor loan?

Yes. Total Quality Lending finances first-time investors. Most national DSCR lenders require prior landlord experience — we don't. If the property's cash flow works, the deal works.

How much down payment do I need for a rental property loan?

Minimum down payment is 20% (80% LTV). Lower credit scores or short-term rentals in certain markets may require 25–30% down. Loan amounts from $100K to $3.5M.

Can I buy a rental in an LLC?

Yes — and most experienced investors do. We finance individual borrowers, single-member LLCs, multi-member LLCs, and layered entities. Keeps the loan off your personal credit and provides liability protection.

Do I need a real estate license to get an investor loan?

No. You don't need a license, certification, or prior experience. You just need the down payment, a credit score of 640+, and a property whose rental income covers the debt service.

Finance your next rental property

From your first $200K SFR to your next $2M multi-unit — same team, same speed.

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Put your numbers to work

DSCR Calculator

Long-term and short-term rental DSCR — uses your numbers, no rate assumed.

DSCR Loan Requirements

The full credit-tier matrix, reserves, STR rules, and prepayment overlays.

Local knowledge. National reach.

DSCR Loans by State

Total Quality Lending offers DSCR investor loans across 43 U.S. states. Each state below has program details, overlays, and rental-market context. Select your state to review availability, LTV, and credit guidance.

New to investor financing? Start with our DSCR definition and PITIA glossary entry.

Related loan programs

DSCR is one of several investor and non-QM programs at Total Quality Lending. Explore the other product hubs that may fit your scenario.