Whether you're buying your first rental or growing a portfolio, we have the loan programs to make it happen. Conventional, DSCR (Debt Service Coverage Ratio), bank-statement, and portfolio loans, across single-family, multi-family, and short-term rentals.
Investment property financing is different from owner-occupied lending. The underwriting weighs the property's cash flow, the borrower's reserves, and the long-term ROI, not just your W-2 income. We specialize in matching investors to the right loan product for the right property type.
Whether you're financing a single-family rental in Pasadena, a 4-unit in Glendale, an Airbnb in Studio City, or a 12-unit in Burbank, we have the programs and the underwriting relationships to get the deal done.
Investment property financing covers any mortgage on a home you don't intend to live in, single-family rentals, two- to four-unit small multifamily, condos held for income, and short-term vacation rentals. Because the lender can't count on you living in the property, the underwriting rules tighten. Expect a minimum 15 to 25 percent down payment, higher credit-score requirements, slightly higher interest rates than primary-residence loans, and tougher reserve requirements.
There are essentially three categories of investor loans. Conventional investor financing uses your personal income and credit, scales easily up to 10 financed properties under Fannie Mae rules, and offers the best pricing. DSCR (Debt Service Coverage Ratio) loans qualify the property itself based on rental income, with no personal tax returns or DTI calculation, perfect for investors with strong properties but complex tax-return income. Bank statement and P&L investor programs sit in between, qualifying you on actual deposits or business profit rather than what shows on a 1040.
California presents specific challenges for investors, high property values relative to rents, rent-control rules in cities like Los Angeles and Oakland, and ADU opportunities that can dramatically change a property's cash flow. We've structured purchase, refinance, cash-out, and portfolio loans for investors growing from their first rental to 10-plus units, and we coordinate with your CPA so the loan structure supports your tax strategy rather than fighting it.
Investment loans have stricter standards than owner-occupied loans, but they're more accessible than most investors think.
640+ for DSCR programs, 660+ for most conventional investor loans. 720+ unlocks the best pricing.
15% minimum on conventional 1-unit rentals (with PMI). 20–25% is standard. Multi-unit and DSCR typically want 20–30%.
Most investor loans require 6 months of PITI (principal, interest, tax, insurance) in reserves, sometimes more for portfolio borrowers.
DSCR loans require the property's rent to be at least 1.0–1.25× the new mortgage payment. The higher the DSCR, the better your rate.
1–4 unit residential, condo (warrantable), short-term rentals, and small multi-family (5–10 units) all qualify under different programs.
Some lenders prefer borrowers with prior landlord experience. We have programs for first-time investors as well.
A Debt Service Coverage Ratio loan qualifies based on the rental income of the property, not your personal income or tax returns. Great for self-employed investors and portfolio builders.
15% minimum on a single-family rental with conventional financing and PMI. Most investors put 20–25% down to avoid PMI and get better pricing.
On conventional loans, yes, typically 75% of rental income counts toward qualifying. On DSCR loans, the property's rental income is the entire basis for qualifying.
Yes. Conventional allows up to 10 financed properties. Beyond that, we use DSCR and portfolio programs designed for serious investors.
Second homes are owner-occupied (at least part-time) and get better terms. Investment properties are rented out and have higher rates and down payments.
Yes, we have programs that specifically account for STR income. The underwriting uses 12 months of rental history or DSCR based on market STR rents.
Free investor consultation. Let's structure the right loan for your next property.