Investor Solutions — Multi-Unit DSCR

Multi-Unit DSCR Loans5–8 Residential Units & 2–8 Mixed Use

Total Quality Lending finances experienced investors on single 5–8 unit residential and 2–8 unit mixed-use properties. Qualify on the building’s rental cash flow — up to 75% LTV, credit scores from 700, and loan amounts from $400K to $2M.

Get my Multi-Unit DSCR quote (800) 304-1925

Max LTV: 75%
Min FICO: 700
Loan amounts: $400K–$2M
Min DSCR: 1.00

Why investors choose Multi-Unit DSCR

Built for experienced real estate investors stepping up to 5–8 unit residential or 2–8 unit mixed-use deals. One product, two property classes, qualified on the property’s rents.

Qualify on the property’s rental cash flow — no W-2s, no personal tax returns
Up to 75% LTV on purchase, 70% on rate/term, 65% on cash-out (≤ $1.5M)
Loan amounts from $400,000 to $2,000,000
DSCR ≥ 1.00 required (no sub-1.00 tier)
Min FICO 700; 720 in CT, FL, and NJ
Residential 5–8 units AND mixed-use 2–8 units in one product
Interest-only eligible (qualify on the ITIA payment)
Experienced investors only — no first-time homebuyer or first-time investor

Program at a glance

Loan amounts: $400K – $2M
Max LTV (purchase): 75%
Min credit score: 700
Min DSCR: 1.00
Max cash-in-hand: $1M
Max term: 30 years
Occupancy: Investment only
Loan purposes: Purchase, Rate/term refinance, Cash-out refinance

Available terms

15- and 30-year fixed
5/6, 7/6 & 10/6 ARMs (30-year term)
Interest-only options eligible (qualify on ITIA)

LTV grid

Loan tier (700+ FICO)	Purchase	R/T Refi	Cash-Out
Loan amount ≤ $1,500,000 (700+ FICO)	75%	70%	65%
Loan amount ≤ $2,000,000 (700+ FICO)	70%	65%	65%

Reserve requirements

Loan amount ≤ $1,500,000: 6-month PITIA
Loan amount > $1,500,000: 9-month PITIA
Loan amount > $2,500,000: 12-month PITIA
Cash-out proceeds may not be used to satisfy the reserve requirement.

Eligible properties

Residential 5–8 unit buildings
Mixed-use 2–8 unit buildings (retail / office / restaurant)
Up to 2 acres, non-rural

Mixed-use commercial-unit caps

2–3 units: max 1 commercial unit
4–5 units: max 2 commercial units
6–8 units: max 3 commercial units
Commercial space cannot exceed 49.99% of total building area, and commercial income cannot exceed 49.99% of total property income.
Commercial use limited to retail, office, or restaurant. Vacant commercial space is not allowed.

Borrower eligibility

U.S. Citizen
Permanent Resident Alien
Non-Permanent Resident Alien

Important borrower rules

Foreign Nationals are NOT eligible under this product
First-Time Investors are NOT eligible
First-Time Homebuyers are NOT eligible
Borrowers from OFAC-sanctioned countries are ineligible
Experienced investor required — borrower/guarantor must have owned and managed commercial or non-owner-occupied residential real estate for at least 1 year in the last 3 years.

Available in 41 states

Multi-Unit DSCR is offered in 41 of our serviced states. Connecticut, Florida, and New Jersey have a state overlay (lower LTV and higher minimum FICO).

Ineligible: Illinois, New York, Puerto Rico, Guam, and the US Virgin Islands.

Multi-Unit DSCR requirements at a glance

The eligibility edges that differ from the 1–4 unit DSCR program. All numbers are direct from our published Multi-Unit DSCR program guidelines (subject to underwriting guidelines).

Minimum FICO: 700 across all tiers
Loan amounts: $400,000 to $2,000,000
Minimum DSCR: 1.00 (DSCR below 1.00 not eligible on this program)
Short-term rental income: NOT eligible
First-time investor: NOT eligible
First-time homebuyer: NOT eligible
Gift funds: NOT eligible
Rural properties: NOT eligible (max 2 acres, non-rural)
Ineligible states: IL, NY (plus Puerto Rico, Guam, US Virgin Islands)
State overlays: CT, FL, NJ — purchase max 70% LTV w/ 720+ FICO; refi max 65% w/ 720+ FICO
Cash-in-hand cap: $1,000,000
Reserves: 6 months PITIA · 9 months over $1.5M · 12 months over $2.5M
Cash-out may NOT be used to satisfy reserves on this program
Eligible borrowers: U.S. Citizen, Non-Permanent Resident Alien, Permanent Resident Alien only

Frequently asked questions

What's the minimum credit score for a Multi-Unit DSCR loan?

A 700 FICO is the minimum on the Multi-Unit DSCR program (5–8 residential or 2–8 mixed-use). Subject to underwriting guidelines.

What loan amounts are available?

$400,000 to $2,000,000. Maximum cash-in-hand on this program is $1,000,000.

Can short-term rental income qualify on a Multi-Unit DSCR loan?

No. Short-term rental income is not eligible on the Multi-Unit (5–8 unit / 2–8 mixed-use) DSCR program. STR-qualifying scenarios are routed to the 1–4 unit DSCR program.

Are first-time investors eligible?

No. Neither first-time investors nor first-time homebuyers are eligible. The borrower or guarantor must have owned and managed commercial or non-owner-occupied residential real estate for at least one year in the last three years.

Which states is Multi-Unit DSCR available in?

Available in 41 of our 43 served states. Ineligible in Illinois and New York. Connecticut, Florida, and New Jersey have a state overlay: purchase maximum 70% LTV with 720+ FICO; refinance maximum 65% LTV with 720+ FICO. Puerto Rico, Guam, and the US Virgin Islands are ineligible.

What are the commercial-space caps on mixed-use properties?

Commercial use is limited to retail, office, or restaurant. Commercial space cannot exceed 49.99% of total building area, and commercial income cannot exceed 49.99% of total property income. Commercial-unit caps by property size: 2–3 unit max 1 commercial unit; 4–5 unit max 2 commercial; 6–8 unit max 3 commercial. Vacant commercial space is not allowed.

What are the reserve requirements?

6 months of PITIA standard; 9 months for loans over $1.5M; 12 months for loans over $2.5M. Cash-out proceeds may NOT be used to satisfy the reserve requirement on this program (this differs from the 1–4 unit DSCR program).

Who is an eligible borrower?

U.S. Citizens, Non-Permanent Resident Aliens, and Permanent Resident Aliens. Citizens or individuals from OFAC-sanctioned countries are not eligible.

Looking for the 1–4 unit DSCR program (which DOES allow short-term rentals and first-time investors with restrictions)? See the full DSCR loan requirements for that program.

Related loan programs

Multi-Unit DSCR is one of several investor and non-QM programs at Total Quality Lending. If your scenario doesn’t fit 5+ units, explore the other hubs.

Ready to finance a 5–8 unit or mixed-use deal?

Get a fast Multi-Unit DSCR quote and talk to a real human who invests in real estate too.

Start my Multi-Unit DSCR quote (800) 304-1925