Investment Property Loans Made Simple

If you want to buy a rental or a flip, but your income or tax returns are not “perfect,” you are in the right place.
We work with first-time investors and seasoned investors who want more doors without jumping through endless hoops.

On this page, you will see:

• How we use the property’s rent to help you qualify (DSCR loans)
• How we use bank statements, 1099 income, or other Non-QM options
• How short-term flip and build money can roll into long-term loans
• How some clients get in with about 10% out of pocket by using a HELOC for the rest

Who This Is For

This page is built for:

• First-time investors buying their first rental home
• Growing investors who want to add more properties
• Flippers and builders who buy, fix, and sell, or build and hold

If you are tired of hearing “no” from banks, or you feel stuck because of tax write-offs, we use Non-QM and DSCR programs to give you more options.

1. DSCR Loans: When the Rent Pays the Loan

DSCR stands for Debt Service Coverage Ratio. In simple terms, it means this:

We look at how much rent the home brings in vs. how much the payment will be.

If the rent is strong enough for the payment, the property can help you qualify.

Basic DSCR features:

• Built for investment properties only (no primary homes)
• Works for long-term rentals and many short-term rentals (if local rules allow)
• Helps when tax returns are messy or show low income on paper
• Can work for investors with more than a few properties

You still need a down payment and closing costs, but the focus is on the property’s income, not just your paystubs.

2. Non-QM Income Loans: For Self-Employed & 1099 Borrowers

If you run a business or work on 1099 income, your tax return is built to show less income and more write-offs.
Traditional loans often do not like that. Our Non-QM income loans look at your real cash flow instead.

Common options include:

• Bank statement loans – We use your business or personal bank statements to show income.
• 1099-only loans – We work off your 1099 forms instead of full tax returns.
• P&L loans – We use a CPA-prepared profit and loss statement.
• Asset-based loans – We use your liquid assets to help show ability to repay.

These options can be used for investment properties when your story does not fit the “perfect W-2 box,” but the deal still makes sense.

3. Fix-and-Flip & Build-to-Rent: Short-Term Money, Long-Term Plan

For flips and new builds, we work with an investor-focused capital partner (no owner-occupied loans). The goal is simple:

1. Buy the property with a short-term loan that can also fund rehab or construction.
2. Fix or build the property and get it rent-ready or sale-ready.
3. Exit into a long-term DSCR or Non-QM loan, or sell and move to the next project.

This lets you move fast on deals, then lock in better long-term terms once the property is improved and bringing in income.

4. Getting In With About 10% Out of Pocket

A common question is, “How little can I bring in and still buy a rental?”
Many investors aim for 20% down or more on an investment property. But that does not mean all of it has to come from your checking account.

One strategy some clients use:

1. They pull equity from a current home using a HELOC or cash-out refinance.
2. They combine that money with about 10% of their own cash.
3. Together, that covers the full down payment and costs, often around 20% or more.

In this setup, you may only have about 10% “true cash” out of pocket, and the rest comes from equity you already built.

We make sure:

• The HELOC or cash-out funds are allowed as a source of down payment for that loan type.
• The new payment on the HELOC is counted in your overall numbers.
• The rental still has smart cash flow after all payments.

The main idea: use what you already have to move into the next deal, instead of waiting years to save every dollar.

5. How We Help Different Types of Investors

First-Time Investors

• Simple breakdown of cash needed to close
• Clear plan for reserves and safety margins
• Side-by-side view: DSCR vs. full-doc vs. Non-QM options

Growing & Seasoned Investors

• Review of your full portfolio and current loans
• Ideas to refinance, pull cash out, or clean up debt
• Plan to use DSCR and Non-QM loans to keep adding doors

Flippers & Builders

• Short-term capital for purchase, rehab, or construction
• Exit strategy so good deals can be held long term
• Coordination between the flip/build loan and the take-out loan

Your Next Step

This is your starting point, not a one-size-fits-all answer.
Your income, equity, risk level, and goals are different than anyone else’s.

Here is what happens when you start the funnel:

1. Answer a few quick questions about your income, equity, and goals.
2. We review your answers and match you with DSCR, Non-QM, or flip/build options.
3. We walk you through the numbers so you know your real out-of-pocket and monthly payment.
4. You choose the path that fits: first rental, next door, or flip/build project.

When you are ready, start here:
Start Your Investor Loan Funnel.

Investor Loan FAQ

Can I buy my first rental with a DSCR loan?

Yes, many first-time investors use a DSCR loan for their very first rental.
We focus on the property’s rent and payment, not just your W-2s or tax returns.
You still need cash to close and some reserves, but you do not have to be a “pro investor” to start.

How much down payment do I need for an investment property?

Most investor loans work best with at least 20% down, and more can improve terms.
In some cases, we can pair your own 10% cash with equity from a HELOC or cash-out refinance to reach that target.
We will walk through what fits your risk level and cash on hand.

How does the “about 10% out of pocket” strategy work?

You bring in roughly 10% of the price from your own cash.
The rest of the down payment can come from a HELOC or cash-out refinance on a home you already own, if the program allows it.
We blend the numbers so the full structure is clear, including all payments and reserves.

Can I use a HELOC for my down payment on a rental?

In many cases, yes, you can use a HELOC or cash-out funds as part of your down payment on an investment property.
We have to follow program rules and count the HELOC payment in your overall numbers.
We will review your full picture to make sure the plan makes sense for both risk and cash flow.

Do I have to show full tax returns if I am self-employed?

Not always. With Non-QM loans, we can often use bank statements, 1099 forms, P&L, or assets instead of full tax returns.
This is helpful if you write off a lot of expenses and your “real” income is not what your tax return shows.
We will pick the path that best matches how you actually earn and move money.

Can I close my investment property in an LLC?

Many investor loan programs do allow closing in an LLC, especially DSCR loans and other investor-focused products.
The details depend on the program and state rules, and you should also speak with your tax or legal advisor.
We can show you which options fit if you want the property in an entity.

Do these loans work for Airbnb or short-term rentals?

Some programs do allow short-term rentals, as long as local laws and zoning permit it.
We look at market rent data, your plan for the property, and the program rules for short-term or vacation rentals.
We will tell you upfront if your strategy fits or if we need a different route.

What credit score do I need for DSCR or Non-QM investor loans?

Higher scores usually mean better terms, but we review a wide range of credit profiles.
Your score, down payment, reserves, and overall history all work together.
If your credit is not perfect, we can still look at options and help you plan your next steps.

How fast can I close on an investment property?

Timing depends on how fast we get your documents, the appraisal, and title work.
Many investor loans close in a similar time frame to standard loans once we have what we need.
We will give you a clear game plan based on your timeline and the type of loan.

What happens after I fill out the short form?

We review your answers and any documents you share.
Then we reach out with a simple plan that shows your loan options, your estimated out-of-pocket, and your monthly payment range.
From there, we fine-tune the numbers and help you lock in a strategy that fits your goals.