Loan amount
$75,000 – $1,000,000
DSCR Loan
The DSCR loan, simplified.
An investment-property mortgage that qualifies on the property's rental income — not your W-2, tax returns, or DTI. 30-year fixed. Funded in days. Soft credit pull to start.
Find my rate
Soft credit pull only · No effect on your credit score
$1MMax loan
30-yrFixed rate
DSCR ≥ 1.0Qualifies
$0Appraisal under $400K
Get Your DSCR Loan Rate
No tax returns needed. Qualify based on rental income. Takes 2 minutes.
Five-star Google reviews — real borrowers, real deals.
“Every bank and other private lender denied me, and then I found Chris. He worked with my unique situation and got me the loans I was looking for. Highly recommend. Incredibly fast DSCR approval and funding as fast as possible. Friendly service too.”
“I spent months working with another company only to be denied at the last minute due to a technicality. Best Finance had me approved shortly after I completed their forms.”
“This was the easiest and fastest cash out refi I've ever done. So much less paperwork, with a great rate, couldn't have asked for better.”
5.0 stars on Google · Best Finance, Clearwater FL · See all reviews →
Fastest DSCR closer in America*
5-business-day target close from a complete file vs. the 18–25 day industry average. Engineering-led origination — API doc-parsing, automated underwriting, integrated capital partners. Most brokers don’t have these tools.
Appraisal waived under $400K
BPO (Broker Price Opinion) replaces the multi-week appraiser wait on cash-out loans under $400K. Saves 1–2 weeks vs. full field appraisal. Loans over $400K still require a full field appraisal.
Property qualifies, not you
No tax returns. No W-2s. No paystubs. No DTI math. The property’s rental income (DSCR ≥ 1.0) is the qualifier. Close in your LLC. Business-purpose only.
*“Fastest DSCR closer in America” reflects Best Finance’s average DSCR cash-out close time from a complete file compared to the 18–25 day industry average reported by the American Association of Private Lenders (AAPL) in 2024–2025 surveys. Individual results vary by file completeness, property type, and lender capacity. The 5-day target is not a guarantee.
What is a DSCR loan?
A DSCR (Debt Service Coverage Ratio) loan is a mortgage designed for real estate investors. Instead of qualifying based on your personal income, the lender qualifies the deal based on the property's rental income relative to its loan payment.
The math is simple: DSCR = monthly rent ÷ monthly PITIA. A DSCR of 1.0 means the rent exactly covers principal, interest, taxes, insurance, and association dues. A DSCR of 1.25 means rent covers 125% of those costs. Most lenders want 1.25; Best Finance goes down to 1.0 (1.1 for first-time investment-property buyers).
Because the loan is approved on property cash-flow, you don't submit tax returns, W-2s, paystubs, or a DTI calculation. That makes DSCR loans uniquely useful for self-employed borrowers, investors with multiple existing rentals, and anyone closing in an LLC.
Why investors choose DSCR over conventional financing
Qualify on rent, not income
No W-2s. No tax returns. No DTI math. The property's rental income is what underwriting evaluates.
Funded in days
AI-driven underwriting — no human-underwriter bottleneck. Most files clear conditions in days rather than weeks.
No appraisal under $400K
BPO replaces full field appraisal on sub-$400K properties. Saves 1–2 weeks and $400–$700 per deal.
DSCR loan vs. conventional investment-property mortgage
How a Best Finance DSCR loan compares to a traditional investment-property mortgage from a bank or conventional lender.
| Feature | Best Finance DSCR | Traditional Investment Property Loan |
|---|---|---|
| Approval basis | Rental income (no W-2, no tax returns) | Personal income + DTI |
| Speed to fund | Days, not weeks | Weeks to months |
| Underwriting | AI-driven, automated | Human underwriter, manual review |
| Appraisal | Not required under $400K | Always required |
| Title insurance | Instant lien search — no policy | Full policy, days of workup |
| Paperwork | Lease + asset + ID + LLC docs | Tax returns, W-2s, paystubs, bank statements |
| Pre-qual credit hit | Soft pull only | Hard pull at application |
| Loan term | 30-year fixed, fully amortizing | Often 5/1 ARM or 7/1 ARM for investors |
| LLC/entity closings | Accepted | Often disallowed |
What makes the Best Finance DSCR program different
Things most DSCR lenders don't offer — and we do.
Soft pull pre-qual
See your rate and approval in seconds without dinging your credit. Hard pull only happens on full application.
No title insurance — instant lien search
API lien search replaces traditional title workup. Eliminates $1–3K of title-policy cost and several days of underwriting time.
First-time investor friendly
Most DSCR lenders won't finance a first-time investment-property buyer. We do — adjusted terms (DSCR ≥ 1.1, max $500K), but real approvals.
LLC-friendly closings
Close in your LLC, partnership, or S-corp. Operating agreement, EIN letter, member ID — that's it.
How to get a DSCR loan
1
Find your rate in seconds
Soft credit pull. Property address, estimated rent, basic borrower info. No effect on your credit score.
2
Submit the full application
Upload lease, ID, asset statement, and LLC docs (if applicable). AI parses them at upload — no human-underwriter bottleneck.
3
Close and grow your portfolio
Funded in days. Use the proceeds to acquire the next deal — or cash-out refinance to free up equity.
DSCR loan terms at a glance
Term
30-year fixed, fully amortizing
Min DSCR
1.0 (1.1 first-time investor)
Min FICO
660
Max LTV — purchase / rate-term
80%
Max LTV — cash-out refinance
75%
Lien position
First-lien only
Reserves
3 months PITIA (6 months for 2–4 unit)
Property types
SFR, condo, PUD, townhome, 2–4 unit
States
AZ · CA · FL · LA · TX
Entity closings
LLC, partnership, S-corp accepted
Autopay discount
0.25% off rate
Everything else you need to know
Who uses DSCR loans?
Real estate investors expanding rental portfolios. Self-employed borrowers whose tax returns understate true income. LLCs and corporations financing investment property. First-time investors buying their first rental who cannot document W-2 income.
When does a DSCR loan beat a conventional investment-property mortgage?
When tax returns show low or negative income (common for investors maximizing depreciation), when you have multiple existing rentals already counted against your DTI, when you need to close in an LLC, or when speed matters more than the lowest possible rate.
How can you improve your DSCR?
Increase rental income (raise rent at lease renewal, add short-term rental income where allowed), reduce operating expenses (HOA, taxes, insurance), choose a longer amortization to lower monthly debt service, or put more money down to reduce the loan balance.
What documentation do you actually need?
Lease (or market rent appraisal if vacant), 2 months of asset statements showing reserves, government ID, LLC operating agreement and EIN letter (if closing in an entity), and the property purchase contract. No tax returns, no W-2s, no paystubs.
Why investors and homeowners trust Best Finance
21 five-star Google reviews
Real borrowers, real closings. Read every review.
Engineering-led mortgage broker
Founded by Chris Harris — UCLA-trained electrical engineer, NASA veteran, inventor of a life-saving robotic medical device. Built Best Finance to bring engineering rigor to mortgage lending.
75+ wholesale lender partners
Including Figure (DSCR specialist), bank, credit-union, and non-QM lenders. We shop your file across the network so you get the right product — not just the one we sell.
Founded by Chris Harris — UCLA-trained electrical engineer, NASA veteran, inventor of a life-saving robotic medical device. Best Finance was built to bring engineering rigor to mortgage lending.
DSCR loan FAQs
What is a DSCR loan?
A DSCR (Debt Service Coverage Ratio) loan is a mortgage for real estate investors that qualifies the borrower based on the property's rental income rather than personal income. No W-2s, no tax returns, and no DTI calculation. Approval depends on whether the property's rent covers the loan payment.
How is DSCR calculated?
DSCR = Net Operating Income ÷ Total Debt Service. For a residential investment property, lenders typically calculate this as monthly market rent ÷ monthly PITIA (principal, interest, taxes, insurance, association dues). A DSCR of 1.0 means rent exactly covers the payment; 1.25 means rent covers 125% of the payment.
What is the minimum DSCR to qualify?
Best Finance accepts a DSCR as low as 1.0 for experienced investors and 1.1 for first-time investment-property buyers. Most lenders prefer 1.25 or higher. A DSCR below 1.0 (negative cash flow) typically requires a higher down payment or compensating reserves.
What is the minimum down payment for a DSCR loan?
Typically 20% down (80% maximum LTV) for purchase or rate-and-term refinance, and 25% down (75% maximum LTV) for cash-out refinance. Florida condos cap at 70% LTV. First-time investment-property buyers take a 5-point LTV reduction.
What credit score is required for a DSCR loan?
Best Finance requires a minimum FICO of 660 for most DSCR loans. Higher scores (700+) unlock better pricing and higher LTVs. Pre-qualification uses a soft credit pull that does not affect your score.
What loan amounts are available?
Loan amounts from $75,000 to $1,000,000. First-time investment-property buyers cap at $500,000 (max cash-out $250,000). 30-year fixed, fully amortizing. 0.25% rate discount with autopay enrollment.
What property types are eligible?
Single-family residences, condos, PUDs, townhomes, and 2–4 unit residential investment properties. Owner-occupied properties are not eligible — DSCR loans are business-purpose only and require a Non-Owner Occupancy Affidavit at closing.
In which states are DSCR loans available?
Best Finance originates DSCR loans in Arizona, California, Florida, Louisiana, and Texas. Florida is our highest-volume DSCR market.
Can I close a DSCR loan in an LLC?
Yes. DSCR loans are commonly closed in the name of an LLC, partnership, or S-corp for liability and tax purposes. We accept LLC borrowers — bring the operating agreement, EIN letter, and member ID to closing.
How long does a DSCR loan take to close?
DSCR loans through Best Finance fund in days, not weeks. AI-driven underwriting parses leases, asset statements, and LLC docs at upload. No appraisal is required under $400,000 (BPO instead), and lien checks are API-instant — eliminating the typical 10–14 day appraisal-and-title delay.
Is a DSCR loan the same as a hard money loan?
No. DSCR loans are long-term mortgages — typically 30-year fixed, fully amortizing. Hard money loans are short-term (6–24 month), high-rate bridge financing. DSCR rates run 1–4 percentage points lower than hard money.
Ready to fund the next deal?
Soft credit pull. Find out what you qualify for in seconds — no commitment, no impact on your credit.
Find my rateNMLS# 2011725 · Best Finance · Equal Housing Lender. All loans subject to credit approval and underwriting. Rates, terms, and program availability subject to change without notice. Not a commitment to lend. Investment property loans — business-purpose only, not for owner-occupied properties. DSCR loans are subject to property and borrower eligibility. Pre-qualification uses a soft credit pull and does not affect your credit score; full application requires a hard pull. Pre-qualification may be granted in minutes but is ultimately subject to underwriting verification, including verification that your property is in at least average condition with a full field appraisal (loans over $400K) or BPO (loans under $400K). Loan amounts $75,000–$1,000,000. Maximum loan amount may be lower depending on home value, lien position, verified rental income, and equity. First-time investment-property buyers subject to additional eligibility adjustments (max loan $500,000, max cash-out $250,000, 5-point LTV reduction, DSCR ≥ 1.1).