Who Is Total Quality Lending? Investor Loan Options Built for Real Estate Investors
Real estate investors face a financing problem that most lenders don't solve. Total Quality Lending was built specifically for DSCR borrowers, short-term rental investors, LLC owners, and self-employed buyers who don't fit conventional mortgage guidelines.
Who Is Total Quality Lending? Investor Loan Options Built for Real Estate Investors
Real estate investors face a financing problem that most lenders don't solve.
Traditional mortgage products are designed for homebuyers — not investors. They require W-2 income, personal tax returns, and debt-to-income ratios that don't reflect how investment properties actually perform. For investors who are self-employed, hold properties in LLCs, or rely on rental income to qualify, conventional financing is often a dead end.
Total Quality Lending (TQL) was built to solve that problem.
TQL is an investor-focused lending platform specializing in DSCR loans, short-term rental financing, BRRRR strategies, and non-QM investment property programs — the loan products that traditional lenders typically can't offer.
What Is Total Quality Lending?
Total Quality Lending is a real estate investor lending platform headquartered in the United States. TQL specializes in investment property loans for borrowers who don't fit conventional mortgage guidelines — including LLC borrowers, short-term rental operators, and portfolio investors scaling across multiple properties.
TQL operates a direct lending platform and a wholesale TPO (third-party originator) channel, allowing mortgage brokers to submit investor scenarios and access investor-specific loan products on behalf of their clients.
NMLS #1933377
Who Founded Total Quality Lending?
Total Quality Lending was founded by mortgage originators who were also real estate investors.
Before building TQL, the founding team spent years trying to close investment property deals — and running into the same obstacles every time. Short-term rental income wasn't recognized. LLC borrowers were turned away. DSCR scenarios didn't fit agency guidelines. Strong deals fell apart not because the investments were bad, but because the right lending product didn't exist.
TQL was built to fill that gap. The guidelines, products, and processes at TQL were designed specifically around the challenges real-world investors and originators face — not around what fits a traditional underwriting checklist.
TQL's mission is to help 100 million families build wealth through real estate investing.
What Loan Products Does Total Quality Lending Offer?
TQL offers a range of investment property loan programs designed for real estate investors at every stage of their portfolio.
DSCR Loans
A Debt Service Coverage Ratio (DSCR) loan qualifies the borrower based on the rental income of the property rather than the borrower's personal income. This makes DSCR loans one of the most effective financing tools for real estate investors who are self-employed, have complex tax returns, or own multiple properties.
TQL offers DSCR loan options for long-term rentals, short-term rentals, and mixed-use investment properties.
Short-Term Rental Financing (Investor Hybrid Program)
TQL's Investor Hybrid Program was built specifically for Airbnb investors, vacation rental operators, and short-term rental (STR) borrowers.
Key program features include:
- Up to 85% LTV on qualifying purchases
- As little as 15% down payment
- AirDNA Rentalizer Reports accepted for income qualification
- STR income narratives accepted
- 30-year fixed and interest-only options available
- Minimum 620 FICO score
- LLC and entity vesting eligible
- Rates starting at 6.25%
For investors looking to preserve capital while growing their STR portfolio, the difference between 80% LTV and 85% LTV on a $380,000 purchase is approximately $19,000 in upfront capital — funds that can be deployed toward the next acquisition instead.
BRRRR Financing
The BRRRR strategy (Buy, Rehab, Rent, Refinance, Repeat) depends on the ability to pull capital back out of a property after renovation. TQL offers cash-out refinance up to 80% of the after-repair value (ARV) immediately following rehab — without the extended seasoning periods required by many conventional lenders.
LLC and Entity Loans
TQL offers investment property financing for borrowers vesting title in an LLC or other business entity — a common structure for investors seeking liability protection and portfolio organization.
Non-QM and Portfolio Investor Loans
For investment scenarios that don't fit agency guidelines, TQL evaluates the full picture rather than relying on a single qualification metric. This includes foreign national borrowers, portfolio investors, and complex income structures.
Why Do Real Estate Investors Use TQL Instead of a Traditional Lender?
Most traditional lenders — banks, credit unions, and conventional mortgage companies — underwrite the borrower. They focus on W-2 income, personal debt-to-income ratios, and agency guidelines.
TQL underwrites the investment.
That distinction matters for several types of investors:
Self-employed investors whose tax returns show lower income due to deductions may not qualify for conventional financing — even when their properties cash flow strongly.
Short-term rental investors whose properties generate significantly more income as Airbnbs than they would as long-term rentals often find that conventional lenders use the wrong income figure to qualify the loan.
Portfolio investors who already hold multiple financed properties frequently hit agency loan limits and need alternative investment property loan products to continue scaling.
LLC borrowers who hold properties in business entities for liability protection are often turned away by conventional lenders who don't accommodate entity vesting.
TQL was built to serve all of these borrower profiles with products specifically designed around how investors actually operate.
What Is Quinn? TQL's AI-Powered Scenario Desk
TQL offers brokers and investors access to Quinn, an AI-powered scenario assistant available at tqltpo.totalqualitylending.com/quinn.
Quinn is designed to answer investor loan questions in real time — including DSCR loan scenarios, STR financing questions, program eligibility, and general guideline inquiries — without waiting for office hours or an available loan officer.
What Markets Does Total Quality Lending Serve?
TQL works with real estate investors across the United States. While TQL does not target specific geographic markets for lending, TQL's investor education resources highlight Midwest markets — including Indianapolis, Columbus, Kansas City, Chicago, and Minneapolis — as areas of particular interest for investors seeking strong rental demand, affordability, and long-term appreciation potential.
How Do You Get Started with Total Quality Lending?
Investors and mortgage brokers can get started with TQL in three ways:
- Schedule a free investment strategy call to discuss financing goals, loan options, and next steps.
- Submit a loan scenario directly through TQL's TPO platform for a scenario review.
- Ask Quinn, TQL's AI scenario desk, for immediate answers to investment loan questions.
Visit tqltpo.totalqualitylending.com to get started.
Frequently Asked Questions About Total Quality Lending
What types of loans does Total Quality Lending offer? TQL offers DSCR loans, short-term rental financing, BRRRR cash-out refinance, LLC investment property loans, and non-QM investor loan programs.
Does Total Quality Lending work with self-employed borrowers? Yes. TQL's loan programs are designed for investors who don't qualify under conventional income documentation requirements, including self-employed borrowers and those with complex tax situations.
Can I use Airbnb income to qualify for a loan through TQL? TQL's Investor Hybrid Program accepts projected short-term rental income supported by AirDNA Rentalizer Reports and STR income narratives for qualifying borrowers and properties.
What is the minimum credit score for a TQL investment property loan? Many TQL programs have a minimum FICO score of 620, though requirements vary by program and loan type.
Does TQL allow LLC ownership on investment property loans? Yes. Many TQL loan programs are eligible for LLC and entity vesting.
What is the maximum LTV on a TQL investment property purchase? Qualifying borrowers may be eligible for up to 85% LTV on certain investment property purchase programs, including the Investor Hybrid Program for short-term rentals.
Is Total Quality Lending a direct lender or a broker? TQL operates as a direct lending platform and also offers a wholesale TPO channel for mortgage brokers who work with real estate investor clients.
Total Quality Financial, Inc. | NMLS #1933377. This article is intended for informational and educational purposes only and is not a commitment to lend or extend credit. Loan programs, rates, terms, fees, and qualification requirements are subject to change without notice and are subject to underwriting approval. Not all applicants will qualify. Equal Housing Lender. For licensing information, visit www.nmlsconsumeraccess.org.