How to Qualify for a DSCR Loan: A Guide for Real Estate Investors

Last updated: November 15, 2024

Navigating real estate investment is exciting, but financing options can get a bit tricky—especially if you're exploring DSCR loans. DSCR (Debt Service Coverage Ratio) loans are an excellent option if you’d rather focus on a property’s income potential than your own financial history. These loans give investors like you a chance to expand portfolios without the usual hoops of traditional lending.

Getting the hang of how to qualify for a DSCR loan is key to making the most of these financing options. Here, we’ll walk through what you need to know about DSCR loans, the basics for qualifying, and a few tips for overcoming common challenges.

What’s a DSCR Loan?

A DSCR loan is all about your property’s income instead of your personal finances. Lenders use the DSCR ratio—basically a measure of the property’s income versus its debts—to determine if the property can cover loan payments comfortably. The higher the DSCR, the easier it is to get approval. Most lenders look for a DSCR of at least 1.1.

What’s great about DSCR loans is that they’re perfect if you’re managing multiple properties or looking to buy income-generating properties. Whether it’s rental homes, vacation spots, or commercial properties, DSCR loans let you focus on the property’s ability to generate cash.

Basic Requirements for DSCR Loans

While DSCR loans mainly look at property income, lenders still want to check a few things about you as the borrower. Here’s a quick rundown of what they usually require.

Property type and strategy

The healthiest market for DSCR loans focuses on 1-4 unit residential properties in non-rural areas with long-term leasing strategy (12+ month lease).

These are the easiest property types to get funded:

✅ Single family (1-unit)
✅ Duplex
✅ Triplex
✅ Quadplex
✅ Warrantable condominium

These property types are relatively straightforward to get funding, though LTV may be lower and interest rate may be higher:

✅ Short term rental (STR)
✅ Mid term rental (MTR)
✅ 5+ unit multifamily
✅ Mixed use

These are some of the property types for which real estate investors commonly request DSCR loans, only to face difficulties receiving funding:

✅ Commercial
✅ Rural

Minimum Credit Score

Your credit score isn’t the star here, but it’s still in the show. Most lenders want the mid score on your soft trimerge credit report to be least 660, and a higher score will help you qualify for better terms and lower interest rates.

Income and Employment

Although DSCR loans focus on property income, lenders might still look at your employment and stated income simply to understand your overall borrower profile. To be clear, the following are never required:

❌ Employment verification
❌ W2
❌ Pay stub
❌ Tax returns

Debt-to-Income Ratio

The Debt-to-Income (DTI) ratio isn’t as crucial for DSCR loans, but having a reasonable DTI still helps. It gives lenders confidence that you’re in a good spot financially. Technically, there are no DTI requirements in the guidelines of the institutional investors that buy DSCR loans from DSCR lenders such as OfferMarket.

On a related note, DSCR loans are not usually reported to your personal credit bureau accounts and therefore do not affect your DTI when you are applying for a conventional loan (i.e. primary residence mortgage).

Steps to Qualify for a DSCR Loan

Let’s break down the process of qualifying for a DSCR loan. Following these steps can make the application smoother and help you put your best foot forward.

1. Get Your Documents Ready

Having your paperwork lined up is half the battle. Here’s what lenders will want to see:

Loan Application: this is typically a 1-2 page e-sign form that accomplishes the following to ensure you are within guidelines as a borrower and/or guarantor

• authorization to run credit and background report
• authorization to order appraisal
• residency status (i.e. US Citizen, Green Card Holder, Foreign National)

Bank Statements: the 2 most recent bank, brokerage, or retirement account statements. The account can be in your personal name or in the borrowing business entity's name. Business bank account is not required. Seasoning of bank account is not required.

Property Appraisal: the lender will order an appraisal, typically via an appraisal management company ("AMC") to verify that the property meets DSCR loan guidelines. It's important that you, property manager or real estate agent schedules with the appraiser to make the property accessible in a timely manner for their interior inspection. If there are tenants, you will want to provide them with required notice to ensure the appraiser has access to all rooms during their inspection.

The following guidelines are confirmed by the appraisal:

• Appraiser's opinion of As Is value
• Appraiser's opinion of market rent (12 month lease, unfurnished)
• Property condition rating
• Deferred maintenance
• Compliance with rental/housing code (i.e. smoke detectors present)
• Flood zone

2. Meet With DSCR Lenders

Once your documents are ready, it’s time to connect with lenders. Here’s how to get the most out of these meetings:

3. Set Clear Goals and Expectations

Know what you’re aiming for with loan amount, interest rate, prepayment penalty. Being unsure of what your requirements are can lead to frustration later in the process. For example, if you decide shortly before closing that you want a higher loan amount than you initially requested, but your credit score does not support that associated LTV. When it comes to lending, setting correct expectations is absolutely crucial -- this is true of borrowers and lenders.

This step is not just about you understanding what is expected of you as a borrower. It's equally important to have a clear understanding of what you should expect from your lender.

Here are some things to clarify:

• How long should it take once the appraisal is in-hand?
• What is your expected cash to close (if purchase or rate and term refinance) or cash out (if cash out refinance)?
• What would cause delays? (i.e. appraisal reveals deferred maintenance that needs to be fixed)

Ensure Terms Are Transparent

Many DSCR lenders do not provide an acceptable level of transparency. You do not want any surprises later in the process. Make sure the DSCR loan terms are clearly presented and you understand exactly when you will be able to lock your terms. As a rule of thumb, you should be able to lock your terms once you have a complete loan file (i.e. you have completed all items requested by the lender and the appraisal has been received and reviewed) and final approval.

Ask Questions

Asking questions will help you think through the proposed financing and give you a clear sense of whether or not the lender is knowledgeable and trustworthy. Get clarity on anything that might be unclear. This keeps the process moving and avoids last-minute surprises.

Lenders will focus on your property’s DSCR—aiming for at least 1.2 is a solid goal (1.0 if your credit score is 720 or higher) —as well as evaluating your overall creditworthiness. Rental property experience is not a requirement though you may be required to hire a property manager if your credit score is below 700.

Common Challenges and How to Tackle Them

DSCR loans can come with a few bumps in the road, but don’t worry—there are ways to get past them. Here’s a look at some common challenges and tips to handle them.

Boosting Your Credit Score

A good credit score can help with loan terms, even if DSCR loans don’t lean heavily on your personal finances. To keep your credit score in top shape:

• Pay bills on time: Late payments or defaults can hurt your score.
• Lower your credit card balances: Aim to keep your credit utilization low.
• Check your credit report: Spot and dispute any errors.

Small improvements can lead to better loan terms - higher LTV, lower interest rate - and can even be the difference between approval and denial!

Why Choose a DSCR Loan?

DSCR loans come with a lot of perks that make them worth considering if you’re in the real estate game. Here’s a quick list of benefits:

• Qualification Based on Property Income: DSCR loans let you qualify based on the property’s income, not your own, which is perfect if your income fluctuates.
• Flexible Credit and Income Requirements: With a focus on property income, credit scores and DTI aren’t dealbreakers.
• Scalability: DSCR loans make it easier to add more income-generating properties to your portfolio.
• Better Terms with Higher DSCRs: A high DSCR ratio can lead to better interest rates and terms since lenders see the property as a lower risk.
• Investment Opportunities: You can pursue a range of real estate opportunities, from rental income to property appreciation, to build long-term wealth.

Summary

Qualifying for a DSCR loan can be a solid move if you’re looking to fund real estate investments without relying heavily on your personal finances. By focusing on the property’s income potential, DSCR loans give you a lot of flexibility to grow your portfolio.

Just make sure you’re prepared with the right documents, a solid credit profile, and clear goals. And if any challenges pop up, tackle them head-on to keep the process smooth. With a bit of planning, you can use DSCR loans to reach your real estate goals and build a diverse portfolio.

Frequently Asked Questions About DSCR Loans

What is a DSCR loan?
A DSCR loan is a type of financing for real estate investors that focuses on a property’s income potential instead of the borrower’s personal financial history. If the property makes enough income to cover loan payments, you’re in a good spot for approval.

Why are DSCR loans a good choice for investors?
DSCR loans are based on property income, which is ideal if you have fluctuating personal income or multiple properties. They’re flexible with credit scores and income requirements, making them accessible for many investors.

What DSCR do lenders look for?
Most lenders want to see a DSCR of at least 1.2, which shows the property earns enough to cover its debt. Higher DSCRs can also mean better loan terms.

How important is personal credit for DSCR loans?
Personal credit scores matter a lot more than you may realize! Most lenders require at least a 660 credit score. In order to qualify for max LTV and the lowest interest rates, your credit score should be 720 or higher.

What documents do I need for a DSCR loan?
You’ll generally need income statements for the property, a credit report, and a property appraisal. These documents help lenders assess the property’s income and your financial health.

How do DSCR loans help with portfolio growth?
By qualifying based on property income, DSCR loans make it easier to add income-generating assets to your portfolio, helping you build wealth without depending on personal finances.

What’s the best way to improve my chances of qualifying?
Boost the property’s income potential, manage your DTI, and improve your credit score by paying bills on time and reducing debt.

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