Investment property loans
Financing for rental homes, apartment buildings, condos and mixed-use property. We match your deal to the lending partner that fits it, with or without income documentation.
The pre-qualification form takes about a minute.
Run your numbers in the DSCR calculatorPrograms that fit investment property
Rental property is financed on two things: the property’s income and your ability to document your own. The program depends on which of those is stronger. Your loan expert will match the deal to the right lending partner.
- No income verification loans. Qualify on the property and your assets instead of tax returns or pay stubs. Loan-to-value (LTV) — the loan as a share of the property’s value — is typically 80%, sometimes up to 85%.
- DSCR loans. Qualify on the property’s rental income. Built for investors whose tax returns understate what they actually earn.
- Conventional commercial loans. Full documentation in exchange for the lowest cost of borrowing. Up to 85% LTV depending on the scenario.
- Construction loans. Conventional commercial construction loans cover ground-up projects. Builders with at least two completed projects can use our no income verification construction loans for non-owner-occupied 1–4 unit homes.
- Hard money loans. Short-term, asset-based financing when speed matters most. Offered in Georgia only.
SBA loans are not an option here. The SBA requires your business to occupy the property, and rentals are investment property by definition.
The minimum loan on commercial real estate programs is $250,000.
What lenders look at
Every lending partner weighs the same handful of things. Knowing them up front helps you pick the right program.
The property’s income
Lenders want to see that rent covers the mortgage with room to spare. They measure this with the debt service coverage ratio (DSCR): the property’s net operating income divided by its annual loan payments. A ratio above 1.0 means the property pays its own way. Our DSCR calculator shows where your deal lands.
Value and leverage
An appraisal sets the value. The loan amount is capped as a percentage of that value, which is why your down payment matters as much as your credit.
Your documentation path
If your tax returns show your real income, conventional financing usually costs less. If write-offs and depreciation make you look weaker on paper than you are, a DSCR or no income verification loan is often the better fit.
Mixed-use details
On mixed-use buildings, lenders look at the split between residential and commercial space. The commercial leases, and how long they run, carry real weight in underwriting.
Experience on construction
Construction lenders look at your track record. Our no income verification construction program requires at least two previous projects.
Building a portfolio? Tell your loan expert about the properties you already own. The right structure on this deal can make the next purchase easier to finance.
How it works
- Apply online. Complete the 1-minute pre-qualification form with your property and loan request.
- Talk to your loan expert. You are assigned one Standout loan expert who reviews the deal and identifies the programs that fit.
- Compare your options. Your loan expert presents the best available options from our lending partners.
- Close. We package the file for the lending partner you choose and guide you through to closing.
Common questions
Can I use an SBA loan for a rental or multifamily property?
No. SBA loans require your business to occupy the property, so investment property goes through conventional, DSCR or no income verification programs instead.
Can I finance an investment property without income documentation?
Yes. No income verification loans qualify the deal on the property and your assets rather than tax returns. Loan-to-value is typically 80%, and sometimes up to 85% depending on the scenario.
What loan-to-value can I expect on a conventional loan?
Up to 85% loan-to-value, depending on the property, your credit and the documentation you can provide.
Do you finance construction of investment properties?
Yes. Conventional commercial construction loans are available, and builders with at least two completed projects can use our no income verification construction program for 1–4 unit homes.
Is hard money available for investment property?
Yes, but hard money loans are offered in Georgia only. They are short-term, asset-based loans used when speed matters more than cost.
Explore the programs
All loan programs- Loan program No doc commercial loans No tax returns or pay stubs. Approval rests on your credit, your assets and the property. No tax returns needed
- Loan program DSCR loans Qualify on the property's rental income, not your tax returns. Buy, refinance or take cash out. Qualifies on rental income
- Loan program Conventional commercial loans Bank and credit-union financing. For strong credit and full documentation, usually the lowest-cost path. Banks and credit unions
Ready to take the next step?
Apply in about a minute. Your loan expert will guide you from there.