Multi-Unit DSCR Lender in Oregon
Multi-Unit DSCR Loans in Oregon5–8 Residential Units & 2–8 Mixed Use
Total Quality Lending finances experienced real estate investors across Oregon 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 Oregon
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
Oregon 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 Oregon
- 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 Oregon
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)
Oregon Multi-Unit DSCR loan FAQs
Can I get a Multi-Unit DSCR loan in Oregon?
Yes. Total Quality Lending provides Multi-Unit DSCR loans throughout Oregon 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 Oregon?
In Oregon, 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 Oregon?
Minimum qualifying FICO in Oregon is 700. DSCR ≥ 1.00 is required regardless of credit score.
What property types qualify under Multi-Unit DSCR in Oregon?
Oregon 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 Oregon?
Loan amounts in Oregon 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 Oregon?
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 Oregon?
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.
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