Your DSCR Expert. No W-2 Required.
Broker Dave helps real estate investors qualify on rental cash flow — no W-2s, no tax returns, no employment verification. Expert guidance every step.
620
Min FICO
80%
Max LTV
None
Min DSCR
20
Max Properties
What is DSCR?
Qualify on Your Property's Cash Flow
Traditional mortgages require pay stubs, tax returns, and employment history. DSCR loans work differently.
DSCR stands for Debt Service Coverage Ratio — a single number that measures whether your investment property generates enough rental income to cover its monthly mortgage payment.
Because the loan qualifies on the property's income rather than yours, there is no employment verification, no DTI calculation, and no need to provide personal tax returns or pay stubs. Your W-2 (or lack thereof) is completely irrelevant.
DSCR loans are classified as business purpose loans, making them available to U.S. citizens, foreign nationals, LLCs, partnerships, and corporations for investment properties.
The DSCR Definition
DSCR
Monthly Rent
PITIA
Principal · Interest · Taxes · Insurance · Association
- ✓DSCR > 1.0 — Rental income exceeds debt service. Strongest qualification.
- –DSCR < 1.0 — Income below debt service. No minimum — still eligible with reduced LTV.
How It Works
The DSCR Formula, Explained
One simple ratio determines if your investment property qualifies.
Step 1
Monthly Rent
From lease or appraisal
Step 2
PITIA
Full monthly payment
Result
DSCR
No minimum required
Example Calculation
Monthly Rent $3,000 ÷ PITIA $2,500 = 1.20 DSCR
✓ Qualifies at best tier — up to 80% LTV with FICO 720+
What's included in PITIA
Principal
Loan repayment
Interest
Cost of borrowing
Taxes
Property taxes
Insurance
Homeowner & hazard
Association
HOA dues (if any)
Who Qualifies
Built for Real Estate Investors
If you earn income from investment properties, a DSCR loan may be the right fit — regardless of your employment status.
Real Estate Investors
Finance up to 20 investment properties simultaneously. Qualify based on property cash flow, not personal income.
Self-Employed Borrowers
No tax returns, W-2s, or pay stubs required. Your investment property's rental income does the qualifying.
LLC & Corporation Borrowers
Borrow in the name of your LLC, partnership, or corporation for investment properties.
Foreign Nationals
Available to non-U.S. citizens with a valid passport and visa. Up to 70% LTV with minimum DSCR of 1.1.
Short-Term Rental Operators
AirDNA Rentalizer reports accepted for Airbnb and VRBO properties. Up to 75% LTV with min DSCR of 1.0.
Portfolio Builders
Scale your portfolio without employment restrictions. Each property qualifies on its own cash flow merits.
Eligibility
Loan Requirements
Straightforward eligibility based on property and credit — not your personal income.
No employment verification. No personal income review. No DTI calculation.
Minimum FICO Score
620
Minimum DSCR
None
Maximum LTV (Purchase)
Up to 80%
Required Reserves
6 months PITIA
Max Financed Properties
20
Property Type
Investment only
Housing Lates Allowed
1×30 in last 12 months
Short-Term Rental Max LTV
75%
Foreign National Max LTV
70%
Foreign National Min DSCR
1.1
BK / Foreclosure Seasoning
3 years
First-Time Investor Max LTV
70%
* First-time investors allowed with restrictions: must own a primary residence, minimum DSCR 1.0, maximum 70% LTV. First-time homebuyers are not eligible.
Rates & LTV
DSCR Tiers & Loan-to-Value Matrix
Your DSCR ratio and FICO score determine your maximum LTV. Higher DSCR unlocks better loan terms.
DSCR > 1.1
Best TermsProperty cash flow comfortably exceeds debt service — best rates and highest LTV available.
DSCR 1.0 – 1.09
StandardRental income covers debt service with a small margin. Standard qualifying terms.
DSCR < 1.0
Reduced LTVProperty cash flow is below debt service. No minimum — still eligible with reduced LTV.
Maximum LTV % by DSCR Tier, FICO Score & Loan Amount
| Loan Amount | Min FICO | DSCR > 1.1Best Terms | DSCR 1.0 – 1.09Standard | DSCR < 1.0Reduced LTV | |||
|---|---|---|---|---|---|---|---|
| Purch/R&T | Cash-Out | Purch/R&T | Cash-Out | Purch/R&T | Cash-Out | ||
| ≤ $1.0M | 720 | 80% | 75% | 80% | 75% | 70% | 70% |
| 700 | 80% | 75% | 75% | 70% | 70% | 65% | |
| 680 | 75% | 70% | 75% | 70% | 70% | 65% | |
| 660 | 75% | 70% | 70% | 65% | 65% | 60% | |
| $1.0M – $1.5M | 720 | 80% | 75% | 75% | 70% | 70% | 65% |
| 700 | 75% | 70% | 75% | 70% | 65% | 60% | |
| 680 | 75% | 70% | 70% | 65% | 65% | 60% | |
| 660 | 70% | 65% | 70% | 65% | 60% | 55% | |
| $1.5M – $2.0M | 720 | 75% | 70% | 70% | 65% | 65% | 60% |
| 700 | 75% | 70% | 70% | 65% | 60% | 55% | |
| 680 | 70% | 65% | 65% | 60% | 60% | 55% | |
| 660 | 70% | 65% | 65% | 60% | 55% | 50% | |
2–4 Unit Properties
Max 75% LTV
Interest-Only Loans
Max 80% LTV on DSCR
Short-Term Rental
Max 75% LTV, Min DSCR 1.0
Foreign National
Max 70% LTV, Min DSCR 1.1
Rental Income
Long-Term & Short-Term Rentals
Both traditional leases and Airbnb/VRBO income are eligible for DSCR qualification.
Long-Term Rental
Lease agreement or appraisal Form 1007 / 1025
Income Used
100%
Max LTV
80%
Min DSCR
None
- ✓No tenant required on purchase — vacant OK
- ✓Refinance: use lease or appraised market rent
- ✓Multiple leases on one unit acceptable
- ✓Higher of lease/market rent if within 20% with 3-month receipt history
Short-Term Rental
AirDNA Rentalizer or 12-month income statement
Income Used
80%
Max LTV
75%
Min DSCR
1.0
- ✓AirDNA: min 40% occupancy rate required
- ✓Min 4 comparable properties within 2 miles
- ✓No HOA, county, or city STR restrictions
- ✓Refinance: 12-month income statement from platform
Why DSCR
The Investor Advantage
DSCR loans remove the barriers that stop real estate investors from scaling their portfolios.
No Employment Verification
Borrower employment is not required and not reviewed. Qualify on property income alone.
No Personal Income Docs
No tax returns, W-2s, pay stubs, or bank statements for income purposes.
No DTI Calculation
Debt-to-income ratio is never calculated. Only the property's DSCR ratio matters.
LLC & Corp Eligible
Borrow through your LLC, partnership, or corporation for true asset protection.
Foreign Nationals Welcome
Non-U.S. citizens with valid passport and visa can qualify for DSCR financing.
Up to 20 Properties
Scale your portfolio with up to 20 simultaneously financed investment properties.
The Process
How to Get Your DSCR Loan
A straightforward process — from property submission to funding.
Submit Property Information
Provide the property address, desired loan amount, and estimated rental income.
Provide Rental Documentation
Share your lease agreement, AirDNA report (for STR), or appraisal income form.
Credit & Asset Review
Minimum FICO 620 required. Verify 6 months PITIA reserves in a qualified account.
Property Appraisal
Licensed appraiser completes Form 1007 (SFR) or 1025 (multi-family) with market rent analysis.
Underwriting & Approval
DSCR ratio is calculated and verified. No employment review. Decision based on property cash flow.
Close & Fund
Sign your Business Purpose & Occupancy Affidavit. Loan funds and you start building equity.
FAQ
Frequently Asked Questions
Everything you need to know about DSCR loan qualification.
Ready to Get Started?
Get Started with Broker Dave
No income verification. No employment history. Apply based on your property's cash flow with a minimum FICO of 620.