Investment Property Financing
Investment Property Loans for Rentals, Flips and Portfolios
Buying your first rental or adding a fifth door? The Smith Mortgage Group finances single-family rentals, 2–4 unit buildings, short-term rentals and fix-and-flip projects, including DSCR loans that qualify on the property's rent rather than your personal tax returns.
Financing That Thinks Like an Investor
Qualify on the deal, not just your W-2
Investors win by moving quickly and buying properties that pencil out. A loan process that stalls over personal tax returns or ignores rental income works against both. Our investor programs are designed to evaluate what actually drives your returns: the property's cash flow, your reserves and your experience.
The centerpiece is the DSCR loan, short for debt service coverage ratio. Instead of verifying your personal income, the lender compares the property's expected rent with its monthly housing cost. When the rent comfortably covers the payment, the deal can qualify. That approach suits investors whose write-offs make tax returns look thin, and it scales as your portfolio grows.
Beyond DSCR, we offer conventional financing for owner-occupied and non-owner-occupied rentals, portfolio loans for investors holding several properties, short-term financing for fix-and-flip projects and cash-out refinancing that turns equity in one property into the down payment on the next.
Investor Programs
Loan options matched to your strategy
Tell us how you plan to use the property and we will point you to the structure that fits.
DSCR Rental Loans
Qualify on projected or actual rent compared with the payment, with no pay stubs or personal tax returns required.
Multi-Unit Buy and Hold
Finance duplexes, triplexes and fourplexes as well as single-family rentals, condos and townhomes held for long-term income.
Fix-and-Flip Funding
Short-term financing for purchase and rehab when a time-sensitive deal needs to close before the competition.
Portfolio Loans
Consolidate or finance multiple properties under one portfolio structure to simplify payments and paperwork.
Short-Term Rentals
Finance vacation homes listed on nightly-rental platforms, with income evaluated according to each program's rules.
Rental Cash-Out
Tap equity in a property you already own to buy, renovate or pay down higher-cost debt. See refinance options.
Who It Fits
Investors we typically help
Our investment property financing tends to fit buyers who:
- Want to buy a rental and qualify mainly on its rental income
- Have found an off-market or auction property that needs fast, flexible funding
- Already own several doors and want fewer loans to manage
- Plan to run a vacation or short-term rental in a tourist market
- Hold equity in an existing rental and want to redeploy it
- Are self-employed and prefer not to rely on full income documentation
Purchasing a high-value property? Pair your plan with a jumbo mortgage. Complex personal income? Review our Non-QM and bank-statement programs.
Compare
Investor loan types at a glance
Down payment, reserve and credit requirements vary by program, property type and your profile. All approvals depend on underwriting and program guidelines.
| Program | How you qualify | Typical use | Speed |
|---|---|---|---|
| DSCR loan | Property rent versus payment | Long-term or short-term rentals | Standard closing timeline |
| Conventional investment loan | Personal income, credit and reserves | 1–4 unit rentals | Standard closing timeline |
| Portfolio loan | Combined property performance and profile | Investors with multiple properties | Varies with portfolio size |
| Fix-and-flip | Deal value, rehab plan and experience | Buy, renovate and resell | Built for quick funding |
| Cash-out refinance | Existing equity plus qualification | Funding the next acquisition | Standard closing timeline |
Running numbers on a specific property? Try the loan comparison tool to weigh down payment and term choices side by side.
What Lenders Review
Requirements to prepare for
Investment loans generally ask for a larger down payment than owner-occupied mortgages, and most programs want to see cash reserves left over after closing. Credit still matters, though DSCR programs care more about the property's income than your debt-to-income ratio.
For rentals, expect an appraisal with a rent schedule or market rent analysis. Existing leases can strengthen a file. Flip financing usually involves a scope of work and budget for the renovation. Our document checklist shows the paperwork most investors gather.
- Purchase contract and property details
- Leases or a market rent estimate
- Bank or brokerage statements showing down payment and reserves
- Entity documents if you buy through an LLC, where the program allows
- Rehab budget and timeline for fix-and-flip projects
How It Works
From deal review to funding
Walk us through the deal
Share the address, price, expected rent or resale value and your exit plan. We match it to DSCR, portfolio, conventional or flip financing.
Get pre-approved
A fast pre-approval lets you write confident offers. Decisions can come in as little as 24 hours once we have what we need.
Confirm value and rent
We order the appraisal and rent analysis, then underwriting verifies that the numbers support the loan.
Close and repeat
Fund the purchase, collect rent or start the rehab, then come back when the next opportunity appears.
Answers
Investment financing FAQs
What does a DSCR lender look at instead of my income?
The main measure is whether the property's rent covers its principal, interest, taxes, insurance and any association dues. Lenders also review your credit, reserves and the property itself. Your personal pay stubs and tax returns are generally not required.
How large a down payment does a rental property need?
Investment purchases usually require more down than a primary residence. The exact amount depends on the program, the number of units and your credit. We walk through the specific requirement for your scenario before you make an offer.
Can rental income from a vacation property help me qualify?
Many programs accept short-term rental income, using either actual booking history or a market-based projection depending on the guidelines. Local rules on nightly rentals can affect eligibility, so verify those early.
Is it possible to buy an investment property inside an LLC?
Some investor programs, including many DSCR loans, allow closing in the name of a business entity. Conventional loans generally require individual borrowers. We confirm entity options when we review your deal.
I have never owned a rental before. Can I still get financing?
Yes. First-time investors finance properties regularly. Certain programs may ask for more reserves or have extra conditions without prior landlord experience, and we will explain those up front.
Can I pull equity out of one rental to buy another?
A cash-out refinance on an existing rental can provide funds for a down payment, renovation or reserves on your next property, subject to equity, appraisal and qualification.
Keep Exploring
Related resources
Let's Talk
Questions about investment property financing?
Send a quick note and Sterling Smith will reply within two business hours (Mon–Fri, 9am–5pm CT). Prefer to talk now? Call or text 931-205-9873.
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