Multi-Unit DSCR Lender in Indiana
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.
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.
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 has served 46+ states nationwide, with phone, email, and video coverage for borrowers anywhere in the world.
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.
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).
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).
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.
| 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% |
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).
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.
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.
Minimum qualifying FICO in Indiana is 700. DSCR ≥ 1.00 is required regardless of credit score.
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.
Loan amounts in Indiana range from $400K to $2M, with a maximum cash-in-hand of $1M on a cash-out refinance.
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.
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.
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.
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).
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.
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.
Get a fast Multi-Unit DSCR quote and talk to a real human who invests in real estate too.
4.9★ on Google · 635+ verified reviews
Working with Aaron and the team at TQL was a positive experience. They were responsive to questions and presented information concise and clear. Multiple finance options were presented to benefit the needs of their client. Aaron and TQL is highly recommended.
— Donald Weeks
I honestly cannot thank Seth and Kate at Total Quality Lending enough! I originally found them through Google when I was looking for a loan for an investment property. I wasn't even sure I would qualify but Seth took the time to look into different options and find ways to get me approved. From the beginning he was very patient and always reassured me that we would figure things out. After going through the entire process and finally getting cleared to close the deal unfortunately fell through because the seller wasn't able to sell the property. I was so disappointed after everything we had gone through. But Seth and Kate assured me that they could help me with another property and that's exactly what they did! I ended up finding another property and we successfully closed! Now let me be honest I was probably not the easiest person to work with 😂. I called them multiple times a day and asked a million questions. I constantly needed updates and reassurance. I'm sure they were tired of seeing my number pop up lol. But not once did they make me feel like I was bothering them. They were always patient and willing to explain everything to me. In the past I've always worked with lenders who were recommended by people I knew personally so finding someone through Google was a little scary for me. I had a hard time trusting the process 100% until I actually made it closing. But Seth and Kate were so understanding and never made me feel bad for asking so many questions. What I appreciated the most is that they didn't just give up when the first deal fell through. They stuck with me and continued helping me until we finally made it to closing. That really meant a lot to me. Seth and Kate make such a great team! They really care about their clients and go above and beyond to help. I honestly don't think I could have asked for better people to work with. I seriously highly recommend them especially if you're looking for financing for an investment property.
— Bethlehem Girma
I recently completed a sale and couldn’t have asked for a better lending experience. My lead, Hunter Turpen, was terrific to work with from start to finish. He was highly responsive, always true to his word, and genuinely a pleasure to interact with. Whenever I had a question, I knew I’d get a quick, clear answer. I’d also like to thank Katie Buckley, who supported the engagement. She was very thorough and a great communicator, and she helped keep everything on track. Together, Hunter and Katie made the process smooth and stress-free. I’d gladly work with Total Quality Lending again and recommend them to anyone who wants a team they can trust.
— Susan
