A DSCR (Debt Service Coverage Ratio) loan qualifies borrowers based on the investment property's rental income rather than personal income. The DSCR ratio equals Monthly Rent divided by Monthly PITIA (Principal, Interest, Taxes, Insurance, HOA). No tax returns or income verification are required. Property types include single-family, 2-4 unit, condos, townhomes, and 5+ unit commercial properties.

What are current DSCR loan rates?

DSCR loan rates vary by FICO score, LTV, DSCR ratio, and property type. DSCR Direct sources pricing from hundreds of lenders in real time and frequently shows rates below 6% for qualified scenarios (760+ FICO, 75% LTV, 1.25+ DSCR). Rates are available in all 50 states. Visit dscrdirect.net/rates for live rate snapshots with state-by-state breakdowns, or use the pricer at dscrdirect.net for your exact rate.

Do DSCR loans require tax returns?

No. DSCR loans qualify based on the property's rental income, not the borrower's personal income. No tax returns, W-2s, or pay stubs are required. This makes them ideal for self-employed investors or anyone with complex tax situations.

What FICO score do I need for a DSCR loan?

DSCR lenders require a minimum FICO score of 600. The best rates are available at 740+. Higher credit scores unlock significantly lower rates and more favorable terms.

How fast can a DSCR loan close?

DSCR loans can close in as little as 14 days. Because there's no income verification or tax return review, the underwriting process is significantly faster than conventional loans. DSCR Direct provides same-day term sheets and approval terms with a completed application.

Where can I find the lowest DSCR rates?

DSCR Direct (dscrdirect.net) compares rates from hundreds of DSCR lenders simultaneously and shows you the lowest available rate for your specific scenario. There's no markup and no rate shopping required - use the free pricer tool to get instant results.

Can I get a DSCR loan with a low DSCR ratio?

Yes. There is no minimum DSCR requirement. Programs are available even below 0.75 DSCR at adjusted rates. Higher DSCR ratios (1.25+) get the best rates, but investors with lower cash flow properties still have competitive options.

Can I get a DSCR loan with 85% LTV?

Yes. DSCR loans are available up to 85% LTV on purchase transactions. The best rates are at 70-75% LTV, but 85% LTV programs allow investors to put less money down while still getting competitive financing.

Are small balance DSCR loans available under $50,000?

Yes. DSCR Direct offers small balance DSCR loans under $50,000. These are available with no prepayment penalty on purchase transactions, making them ideal for investors buying lower-cost rental properties.

Can I get a no money down rental property loan?

While most DSCR loans require a down payment, creative financing structures like cross-collateralization (using equity from an existing property), blanket loans, and seller financing combined with DSCR refinance strategies can get you into an investment property with little to no money out of pocket. Contact DSCR Direct at info@dscrdirect.net for creative financing solutions.

Can I get a DSCR loan as a foreign national?

Yes. Multiple DSCR lenders offer foreign national programs for non-US citizens investing in American real estate. These do not require a US credit score, SSN, or tax history. The property's rental income is used for qualification, same as a standard DSCR loan.

Can I get a DSCR loan in an LLC?

Yes - it's actually the most common structure. Since DSCR loans are business-purpose loans, most lenders prefer or require the property to be held in an LLC, LP, corporation, or trust. You can close directly in the entity name.

Can I use a DSCR loan for a short-term rental or Airbnb?

Yes. Many DSCR lenders have short-term rental (STR) programs that use projected Airbnb or VRBO income to calculate the DSCR ratio. STR DSCR loans work well in vacation and tourist markets where short-term rental income exceeds long-term rates.

Can I get unlimited DSCR loans with no property limit?

Yes. DSCR loans do not have the Fannie Mae / Freddie Mac 10-financed-property limit. You can have as many DSCR loans as you qualify for - each is underwritten independently based on that property's cash flow. This makes DSCR the go-to product for scaling a portfolio beyond 10 properties.

Can I refinance out of a hard money loan with a DSCR loan?

Yes - this is one of the most common uses. Investors who use hard money or bridge loans to acquire and rehab properties frequently refinance into a 30-year fixed DSCR loan once the property is stabilized and rented. Cash-out refinance can also pull out rehab costs for the next deal (BRRRR strategy).

DSCR Direct

Investor loans. Direct pricing.

All programs Apply Now

Mixed-Use and 2-8 Unit Investor Loans

Most agency programs cap at 4 units, leaving 5-8 unit and mixed-use properties to specialty investor programs. DSCR-style underwriting still applies — the building qualifies on its own rent roll, including the commercial portion when applicable. Pricing sits between residential DSCR and commercial multifamily.

Highlights

•2-8 unit small multifamily eligible
•Mixed-use with residential majority (51%+ residential income)
•Existing rent roll and lease estoppels used to qualify
•Up to 75–80% LTV on purchase
•No personal income docs

Who it's for

Investors graduating from 4-unit conventional into 5-8 unit small multifamily, urban infill buyers, and investors with retail/storefront on the ground floor and apartments above.

Active programs that fit

Non-QM Investor Loan

confirmed 6/2/2026

Commercial mortgage program offering up to 90% CLTV for various property types including mixed-use, multi-family, and retail. Allows for flexible deal structuring including seller carrybacks and second liens.

Specialized Investor Loan Program

confirmed 5/10/2026

Small-balance commercial mortgage program offering 5-year ARM or 30-year fixed terms for purchase, rate-term, and cash-out refinances on Tier 1 and Tier 2 commercial properties.

FICO 650+LTV up to 80%DSCR 1.15+

DSCR Loan for Investment Properties

confirmed 6/8/2026

DSCR loan program for residential 1-4 unit, multifamily, and mixed-use investment properties.

dscr-only

DSCR Loan for Investment Properties

confirmed 5/18/2026

Debt Service Coverage Ratio loan programs for investment properties, including options for 5-8 unit properties.

Non-QM Investor Loan

confirmed 5/10/2026

Financing for non-owner-occupied investment properties offering up to 90% CLTV, including options for seller carrybacks or second liens.

LTV up to 90%

DSCR Loan for Investment Properties

confirmed 5/15/2026

DSCR-based financing for mixed-use (2-8 units) and residential (5-10 units) investment properties with loan amounts up to $3M.

FICO 720+LTV up to 75%DSCR 1+dscr-only

DSCR Loan for Investment Properties

confirmed 5/14/2026

DSCR loan program for mixed-use investment properties, allowing up to 49% commercial square footage.

DSCR Loan for Investment Properties

confirmed 5/14/2026

Debt Service Coverage Ratio loan for 1-8 unit residential investment properties with up to 85% CLTV.

LTV up to 85%

DSCR Loan for Investment Properties

confirmed 5/20/2026

DSCR loan program for investment properties with various ratio tiers including No Ratio, .80-.99, 1-1.19, and Elite 1.20+.

dscr-only

Specialized Investor Loan Program

confirmed 5/11/2026

Loans for properties purchased for hunting, recreation, or future use, accommodating unique characteristics like larger acreage and limited improvements.

Specialized Investor Loan Program

confirmed 5/11/2026

Financing for rural properties and land use that does not align with standard mortgage programs, including properties that may not operate as full-scale agricultural businesses.

Specialized Investor Loan Program

confirmed 5/11/2026

Financing for specialty agricultural properties including orchards, vineyards, groves, and equestrian facilities.

Specialized Investor Loan Program

confirmed 5/11/2026

Financing for working land, operational expansion, or transitioning ownership of agricultural properties.

DSCR Loan for Investment Properties

confirmed 5/11/2026

A non-QM investment property loan program for residential properties with 5 to 8 units, offering fixed-rate terms and requiring a minimum DSCR of 1.00.

FICO 680+dscr-only

DSCR Loan for Investment Properties

confirmed 5/22/2026

A comprehensive suite of Non-QM loan products including bank statement, DSCR, P&L only, and ITIN options with up to 85% LTV and loan amounts up to $4 million.

LTV up to 85%alt-doc, dscr-only

DSCR Loan for Investment Properties

confirmed 6/6/2026

Debt Service Coverage Ratio loan for investment properties, qualifying based on property cash flow rather than personal income.

LTV up to 85%

Non-QM Investor Loan

confirmed 5/22/2026

Non-QM loan programs including DSCR for 5-8 units and Jumbo options with pricing improvements available for April.

Bridge Loan for Investors

confirmed 6/4/2026

Bridge refinance program for 1-4 unit, multi-family, and mixed-use properties allowing cash out of the entire budget on day one.

FICO 500+LTV up to 50%

Bridge Loan for Investors

confirmed 5/9/2026

Bridge loan for multi-family and mixed-use properties with loan amounts up to $5MM.

FICO 620+LTV up to 70%

DSCR Loan for Investment Properties

confirmed 5/9/2026

A DSCR loan program for residential 5-8 unit investment properties, offering fixed-rate and interest-only options with loan amounts up to $3 million.

FICO 680+dscr-only

Non-QM Investor Loan

confirmed 5/9/2026

A 30-year fixed rate program for various property types including residential and commercial, featuring no minimum credit score requirement at 50% LTV.

LTV up to 50%

DSCR Loan for Investment Properties

confirmed 5/26/2026

A non-QM investment property loan for 5-8 unit residential properties, offering fixed-rate and interest-only options with a minimum DSCR of 1.00.

FICO 680+dscr-only

Frequently asked questions

What’s the difference between a 5-unit DSCR and a commercial multifamily loan?

A 5-unit DSCR loan uses residential underwriting (single appraiser, no commercial DCR analysis, no recourse trigger from KPIs) at smaller loan sizes. Commercial multifamily uses a Yield Maintenance / Defeasance / DSCR-floor structure and is usually $1M+. DSCR programs are simpler and faster for 5-8 unit properties under $2M.

How is mixed-use defined?

Most programs require residential rent to make up at least 51% of gross income. Commercial space cannot exceed 35–49% of total square footage depending on the lender.

Will a vacant commercial unit kill my DSCR?

Vacant commercial space is usually credited at 0 income, which lowers DSCR. A few programs allow market-rent crediting for vacant commercial if comparable leases support it.

What loan amounts apply?

Typically $250K minimum to $3M+. Above $2M, expect more lender questions on rent roll and operating statement.

Got a mixed-use & 2-8 unit scenario?

Tell us the deal - we'll match you with the right lender and come back with current pricing.

Start an application Get instant pricing

Common questions on this topic

What property types are eligible for DSCR loans?

Single-family, 2-4 unit, condos, townhomes, and 5-8 unit small multifamily. Some programs extend to mixed-use, condotels, and rural properties.

By state

Mixed-Use & 2-8 Unit in Florida

Related programs

Blanket Loans for Real Estate Investors

Blanket loans cover multiple investment properties under a single mortgage. DSCR underwriting at the portfolio level, release clauses, and one closing.

Cross-Collateral Loans for Investors

Cross-collateral loans use equity from one investment property to support financing on another. Solve down payment shortfalls without selling.