Evan and Kylee are awesome to work with and keep you on track every step of the way. Highly recommend them
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Multi-Unit DSCR Lender in Indiana
Multi-Unit DSCR Loans in Indiana5–8 Residential Units & 2–8 Mixed Use
Total Quality Lending finances experienced real estate investors across Indiana with Multi-Unit DSCR loans on single 5–8 unit residential and 2–8 unit mixed-use buildings. Qualify on the property’s rental cash flow — up to 75% LTV, credit scores from 700, loans up to $2M.
- Max purchase LTV
- 75%
- Min FICO
- 700
- Loan amounts
- $400K–$2M
- Min DSCR
- 1.00
Why experienced investors choose Multi-Unit DSCR in Indiana
Skip the W-2s, tax returns, and DTI gymnastics. The Multi-Unit DSCR product approves on the building’s rents and a DSCR of 1.00 or better.
- 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
Indiana on the ground
Total Quality Lending is headquartered at 630 W Carmel Dr #100, Carmel, IN 46032 — about 20 miles north of downtown Indianapolis, in Hamilton County. Our investor-loan team works Indiana files from the same office that serves all 46+ of our licensed states, with phone, email, and video coverage for borrowers anywhere in the world.
Why investors target the Indianapolis metro
Indianapolis is the largest city in Indiana and the seat of Marion County, with a diversified renter base across logistics, healthcare, higher education, and the public sector. As a Midwest secondary market it typically delivers stronger rent-to-price math than coastal metros — which is why DSCR cash-flow underwriting (where the property must cover its own PITIA) tends to pencil cleanly here.
Indianapolis-area counties and cities we lend in
TQL writes investor loans across the full Indianapolis MSA — Marion County (Indianapolis), Hamilton County (Carmel, Fishers, Noblesville, Westfield), Hendricks County (Avon, Plainfield, Brownsburg, Danville), Johnson County (Greenwood, Franklin, Bargersville), Boone County (Lebanon, Zionsville), Hancock County (Greenfield, McCordsville, Fortville), Morgan County (Mooresville, Martinsville), Madison County (Anderson), and Shelby County (Shelbyville).
Statewide Indiana coverage outside the metro
Beyond Indianapolis, we finance investment property statewide — Fort Wayne (Allen County), Evansville (Vanderburgh), South Bend & Mishawaka (St. Joseph), Bloomington (Monroe, home of Indiana University), Lafayette & West Lafayette (Tippecanoe, home of Purdue), Muncie (Delaware, home of Ball State), Terre Haute (Vigo), Columbus (Bartholomew), Kokomo (Howard), and the Northwest Indiana / Chicago-metro corridor of Gary, Hammond, East Chicago, and Merrillville (Lake County).
Close fast from our Carmel office
Indiana files don't sit in a queue — they're worked from the same Carmel office that runs the program nationally. We aim to close investor loans in as little as 15 days when title, appraisal, and asset documentation are clean. Call (800) 304-1925 to speak with the team.
Indiana program at a glance
- Max purchase LTV
- 75%
- Max rate/term LTV
- 70%
- Max cash-out LTV
- 65%
- Minimum credit score
- 700
- Minimum DSCR
- 1.00
- Loan amounts
- $400K – $2M
- Max cash-in-hand
- $1M
- 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)
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 ≤ 49.99% of total building area; commercial income ≤ 49.99% of total property income.
- Commercial use limited to retail, office, or restaurant. Vacant commercial space is not allowed.
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% |
Reserves & underwriting
- 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.
- Asset verification: minimum 30-day statement.
- Document age: 120 days.
- Tradelines: 2 reporting 24-mo with activity in last 12-mo OR 3 reporting 12-mo with recent activity. Waived for borrowers with three credit scores.
- Housing history: 0x30x12.
- Credit event seasoning: BK/FC/SS/DIL/PreFC/MC ≥ 36 months from any event; forbearance/modification/deferral > 12 months.
- Escrows may be waived per Section 2.4.5 (subject to LLPA).
- Gift funds are not allowed on this product.
- Declining market: no LTV reduction required.
Qualifying income & vacancy rules in Indiana
- Leased units qualify at the lower of the executed lease or estimated market rent from the appraisal.
- Vacant residential units qualify at 75% of market rent and must be actively marketed for rent (a screenshot or listing is required).
- Maximum 1 vacant unit on a 2–3 unit property; maximum 2 on a 4+ unit property.
- Vacant commercial space is not allowed.
- On 2–8 mixed-use deals, commercial income cannot exceed 49.99% of total property income.
- Short-term rental income is not eligible under this product.
- Qualifying rents are reduced by any management fee reflected on the appraisal.
Appraisal requirements in Indiana
A full interior inspection of all units is required. Residential 5–8 unit appraisals use FHLMC Form 71A/71B, FNMA Form 1050, or a similar short form (a narrative report may be used). Mixed-use 2–8 appraisals use General Purpose Commercial Forms (e.g., GP Commercial Summary Form / CoreLogic a la mode).
Required attachments
- Rent Roll
- Income & Expense Statement
- Photos — exterior, interior, street scene
- Aerial photo
- Sketch or floor plan of typical units
- Map
- Appraiser qualifications
- Review product — commercial BPO or second appraisal (PA & NC use commercial evaluation product)
Indiana Multi-Unit DSCR loan FAQs
Can I get a Multi-Unit DSCR loan in Indiana?
Yes. Total Quality Lending provides Multi-Unit DSCR loans throughout Indiana on single 5–8 unit residential properties and 2–8 unit mixed-use properties. Qualification is based on the property's rental cash flow — no W-2s or personal tax returns required. The product is available to experienced investors only.
What is the maximum LTV for a Multi-Unit DSCR loan in Indiana?
In Indiana, Multi-Unit DSCR loans are available up to 75% LTV on purchase at the $1.5M loan tier, 70% on rate/term refinance, and 65% on cash-out. LTVs step down at the $2M tier.
What credit score do I need for a Multi-Unit DSCR loan in Indiana?
Minimum qualifying FICO in Indiana is 700. DSCR ≥ 1.00 is required regardless of credit score.
What property types qualify under Multi-Unit DSCR in Indiana?
Indiana Multi-Unit DSCR loans cover (1) single residential buildings with 5–8 units, and (2) single mixed-use buildings with 2–8 units. Mixed-use commercial space must be retail, office, or restaurant and may not exceed 49.99% of the total building area. Rural properties are not eligible; up to 2 acres allowed.
How much can I borrow on a Multi-Unit DSCR loan in Indiana?
Loan amounts in Indiana range from $400K to $2M, with a maximum cash-in-hand of $1M on a cash-out refinance.
Can a first-time investor or first-time homebuyer use this product in Indiana?
No. Multi-Unit DSCR is for experienced investors only — the borrower or guarantor must have owned and managed commercial or non-owner-occupied residential real estate for at least 1 year within the last 3 years. First-time investors and first-time homebuyers are not eligible.
Can I use Airbnb / short-term rental income to qualify in Indiana?
No. Short-term rental income is not eligible under Multi-Unit DSCR. Qualifying income on a leased unit is the lower of the executed lease or estimated market rent on the appraisal. Vacant residential units (subject to vacancy maximums) qualify at 75% of market rent and must be actively marketed for rent.
Where is Total Quality Lending headquartered?
Total Quality Lending is headquartered at 630 W Carmel Dr #100, Carmel, IN 46032, in Hamilton County and the Indianapolis metropolitan area. The Carmel office originates and services loans across all licensed states; California-based licensing (DFPI No 60DBO-108369, NMLS #1933377) covers our regulatory footprint nationally.
Which Indianapolis-area counties does Total Quality Lending lend in?
We finance investor properties across the full Indianapolis-Carmel-Anderson MSA: Marion County (Indianapolis), Hamilton County (Carmel, Fishers, Noblesville, Westfield), Hendricks County (Avon, Plainfield, Brownsburg, Danville), Johnson County (Greenwood, Franklin, Bargersville), Boone County (Lebanon, Zionsville), Hancock County (Greenfield, McCordsville, Fortville), Morgan County (Mooresville, Martinsville), Madison County (Anderson), and Shelby County (Shelbyville).
Which other Indiana cities does TQL finance investment property in?
Statewide. Outside the Indianapolis metro we regularly write loans in Fort Wayne, Evansville, South Bend, Mishawaka, Bloomington, Lafayette, West Lafayette, Muncie, Terre Haute, Columbus, Kokomo, and the Northwest Indiana / Chicago-metro corridor (Gary, Hammond, East Chicago, Merrillville). Indiana is one of our licensed states, so any investment property in the state is eligible subject to program guidelines.
How fast can TQL close on an Indiana investment-property loan?
On clean files — title, appraisal, and asset documentation already in motion — TQL targets closings in as little as 15 days. The team is set up to compress the same underwriting that out-of-state investors get from coastal lenders, with all servicing run out of the Carmel office.
Ready to finance your Indiana multi-unit deal?
Get a fast Multi-Unit DSCR quote and talk to a real human who invests in real estate too.
Multi-Unit DSCR loans in other states
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What Indiana investor clients say about TQL
We had the pleasure of working with Dominick and Katie, and it was a wonderful experience from start to finish. They are both knowledgeable, professional, and incredibly kind. Their communication, attention to detail, and commitment to making the transaction go smoothly truly stood out. As a title company, we appreciate working with lenders who are responsive, organized, and collaborative, and Dominick and Katie exemplify all of these qualities. We look forward to working with them again and highly recommend them to anyone looking for an experienced and dependable lending team.
— Sara Heyl
I had a great experience working with my mortgage lender and would highly recommend them. They made the entire process smooth, fast, and stress-free. Everything was handled accurately and on time, communication was always clear, and the fees were very reasonable. I especially appreciated their flexibility and the variety of loan products they were able to offer. They took the time to understand what I was trying to accomplish and helped find the right financing solution for my situation. Another big plus was their network of professionals and related services. Since I was purchasing the property to start a short-term rental business, having access to knowledgeable and reliable people in different areas made the whole process much easier. Overall, they were responsive, knowledgeable, flexible, and dependable throughout the entire process. I would definitely work with them again on my next investment property.
— Joon-Hui Yoon