Investment Property Loans
Investors building portfolios of rentals and short-term rentals.
- NMLS #412470
- Equal Housing Lender
- STELLAR rated on Experience.com
- Serving borrowers nationwide
Scale your portfolio without your personal debt-to-income holding you back. DSCR programs qualify the loan on the property’s rental income — including short-term rental projections.
What makes it work
Go deeper — guides from Pat
Investment Property Loans, explained properly.
DSCR: the loan that reads the property, not your paycheck
DSCR stands for debt-service coverage ratio — the property’s rent divided by its full monthly payment. At 1.0, the rent covers the payment; above it, the property cash-flows. That single number is the qualification. No tax returns, no employment verification, no personal debt-to-income calculation. It’s the closest thing residential lending has to commercial underwriting: the asset proves itself. For investors, that changes everything — your portfolio stops being limited by your salary and starts being limited only by your ability to find deals that pencil.
Short-term rentals, long-term rentals, and everything between
A signed lease is the simplest documentation, but it’s far from the only kind. Vacant properties qualify on the appraiser’s market-rent analysis. Airbnb and VRBO properties can qualify on actual hosting history or short-term projections — a door most lenders still won’t open. Midterm strategies like travel-nurse housing work too. If the income is real and documentable, there’s usually a structure that counts it, including interest-only options that maximize the monthly spread.
Scaling past the conventional ceiling
Conventional financing cuts investors off at ten financed properties — in practice, most hit a personal DTI wall long before that. DSCR loans have no such ceiling, because each property qualifies on its own cash flow. Hold title in an LLC, buy the next one while the last one seasons, refinance equity out with a cash-out DSCR and redeploy it. This is the financing engine behind the BRRRR method and most serious portfolios I work with: the strategy is yours, my job is making sure the lending never becomes the bottleneck.
Sound like you? Then this is your program.
The first-property buyer
One rental to start — qualified on the rent itself, with the day job left entirely out of the conversation.
The portfolio builder
Property four, seven, twelve — past every conventional cap, each deal standing on its own cash flow, LLCs welcome.
The short-term rental host
Airbnb and vacation rentals financed on hosting history or projections — including markets conventional lenders avoid.
The numbers, straight.
Property cash flow (DSCR)
1.0+ ideal, below possible
Not calculated
Typically 20–25%
1–4 units, condos, STRs
Personal or LLC
None
Ranges reflect typical scenarios and vary with the full file — they’re a starting point, not a quote or a commitment to lend. Pat will give you real numbers for your situation.
From first call to closing table.
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Fifteen minutes with Pat. Your situation in plain English — no forms marathon, no obligation.
Get your real numbers
The program that fits, the terms you'd actually see, and a document list built for your file — not a generic checklist.
Close with confidence
Pat drives the file to the closing table and keeps you ahead of every deadline while you plan the move.
“What made my experience so stellar was Pat Villano. He is exceptional with prompt and clear communication. He works long hours to meet your needs. A rare find these days. Thank you, Pat!”
The questions everyone asks.
Yes — most investors do, and DSCR lenders are built for it. New or existing entities both work, and moving properties into an LLC doesn’t complicate future refinances the way it can with conventional loans.
The appraiser completes a market-rent analysis as part of the valuation, and that figure drives the DSCR. Vacant purchases close on projected rent every day.
Options exist below 1.0 — with adjusted pricing or a larger down payment — and sometimes restructuring the loan (interest-only, different term) lifts the ratio itself. Run it in my DSCR calculator, then let me pressure-test the deal.
A ratio of 1.0+ — rent covering the payment — gets the smoothest terms, but programs exist below that for strong deals. Run your numbers in my DSCR calculator, then let’s pressure-test them together.
Yes. Airbnb and VRBO projections can qualify the loan, documented through market rent analysis or your actual hosting history. That’s a door most conventional lenders won’t even open.
DSCR loans don’t cap you the way conventional financing does — each property qualifies on its own cash flow, not your personal debt-to-income. That’s exactly how investors keep scaling past property four, five, and ten.
Have a different question? Read the full FAQ or call Pat directly.
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