Scenarios
Start from the deal, not the product
119 situations an investor actually turns up with. Each one names the loan products that fit, the ones that are the wrong tool and why, and the lenders from the directory of 38 whose published criteria the deal clears — computed from stored figures, not curated by hand.
Credit and qualification 16
- Investor whose income is all 1099 Can I buy a rental property if all my income is 1099?
- Borrower with a tax lien or IRS payment plan Can I get a rental loan with an outstanding tax lien or IRS payment plan?
- DSCR loan with a 620 credit score Can I get a DSCR loan with a 620 credit score?
- DSCR loan with a 660 credit score Can I get a DSCR loan with a 660 credit score?
- DSCR loan with a 700+ credit score Does a 700+ credit score get the best DSCR pricing?
- First-time investor with no rental history Can a first-time investor get a rental loan with no landlord history?
- Foreign national with no US credit history Can a foreign national with no US credit file get a rental loan?
- Investor loan with a recent mortgage late payment Can I get a rental loan with a recent late mortgage payment?
- ITIN borrower buying a rental property Can I buy a rental property with an ITIN instead of a Social Security Number?
- Non-permanent resident visa holder buying a rental Can a visa holder without permanent residency get a rental loan?
- Rental loan after a bankruptcy discharge Can I get a rental loan after a bankruptcy discharge?
- Rental loan after a foreclosure or short sale Can I finance a rental after a foreclosure or short sale?
- Retired investor with assets but no income Can a retiree with assets but little reported income get a rental loan?
- Self-employed with rental losses on Schedule E Can I qualify for a rental loan if my Schedule E shows losses?
- Thin credit file with fewer than three tradelines Can I get a rental loan with only one or two credit accounts on file?
- W-2 borrower with a maxed-out DTI Can I get a rental loan if my personal debt-to-income is already maxed?
Cash flow and DSCR 16
- Buying a rental with a tenant already in place Can I get a DSCR loan on a property that already has a tenant in place?
- DSCR of exactly 1.0 — break-even Can I get a DSCR loan when the property breaks even at exactly 1.0?
- 40-year amortization on a DSCR loan Is a 40-year amortization available on a DSCR loan to help clear a coverage ratio?
- High HOA dues eroding DSCR Do HOA dues get counted against DSCR, and can they sink an otherwise-good deal?
- Using interest-only to clear a DSCR floor Does an interest-only structure raise DSCR enough to clear a lender’s floor?
- Using a Form 1007 market rent instead of a lease Can a Form 1007 market-rent appraisal be used instead of an actual lease?
- Mid-term rental for traveling nurses Can a mid-term rental aimed at traveling nurses get DSCR financing?
- No-ratio loan — DSCR not calculated Is there a DSCR loan that does not calculate a coverage ratio at all?
- Property rented below market rate Can I get a DSCR loan if the current rent is below market?
- Property rented to a family member Can I get a DSCR loan if my tenant is a family member?
- Property with no lease in place Can I get a DSCR loan on a property that has no signed lease yet?
- Rental that does not cash flow Can I still finance a rental that does not cash flow?
- Property with a Section 8 voucher tenant Can a DSCR loan work with a Section 8 voucher tenant in place?
- Short-term rental with no operating history Can a short-term rental with zero booking history get financed?
- Short-term rental with no tax returns to show Can I get a DSCR loan on a short-term rental with no tax returns?
- Buying a vacant property to rent out Can I get a DSCR loan on a property that is currently vacant?
Property type 16
- Financing a co-op unit as a rental Can I get a DSCR or hard money loan on a co-op apartment?
- Financing a condotel Can I get a rental loan on a condotel unit?
- Financing a duplex Can I get a rental loan on a duplex?
- Financing a 5-9 unit multifamily building Which lenders finance a small apartment building of 5 to 9 units?
- Financing a manufactured home as a rental Can a manufactured home on a permanent foundation get a rental loan?
- Financing mixed-use residential over retail Which lenders finance a mixed-use building with retail on the ground floor?
- Financing a non-warrantable condo Can a non-warrantable condo still get a DSCR loan?
- Financing a rental property with an ADU Does an accessory dwelling unit count toward DSCR income?
- Financing a rural rental property Can I get a DSCR loan on a rural investment property?
- Financing a single-family rental What loan do I use to buy a single-family rental property?
- Financing a 10+ unit apartment building Which lenders finance an apartment building with 10 or more units?
- Financing a townhouse in a planned unit development Is a PUD townhouse easier to finance than a condo?
- Financing a triplex or fourplex Can I finance a 3- or 4-unit rental property with a DSCR loan?
- Financing a log home or unconventional-construction rental Can a log cabin or dome home get a DSCR rental loan?
- Financing a warrantable condo Does condo warrantability matter for a DSCR or hard money loan?
- Financing a rental with a private well and septic system Does a private well and septic system affect DSCR loan approval?
Purpose and structure 16
- A bridge loan to complete a 1031 exchange Can a bridge loan help me close a 1031 exchange within the deadline?
- Adding a partner to title after closing Can I add a co-owner to the deed after the loan has already closed?
- A blanket loan across five rental properties Can I finance five rental properties under one blanket loan?
- A blanket loan across twenty or more rental properties Which lenders can finance a portfolio of twenty or more rental properties under one loan?
- BRRRR cash-out with no seasoning wait Can I refinance out of a BRRRR deal before the seasoning period is up?
- BRRRR cash-out after standard six-month seasoning How does the BRRRR refinance work after the standard seasoning period?
- Buying a rental property in an LLC Should I title my rental purchase in an LLC?
- Buying a rental property in a land trust Can I close a DSCR loan with title held in a land trust?
- Cash-out refinance on a paid-off rental Can I pull cash out of a rental I own free and clear?
- Using the delayed financing exemption How soon after an all-cash purchase can I refinance without waiting out a seasoning period?
- Financing your first rental property purchase What loan do I need to buy my first rental property?
- Financing past the ten-property Fannie Mae limit What loan works once I already own ten financed properties?
- Rate-and-term refinance out of a hard money loan How do I refinance out of a hard money loan into a long-term rental loan?
- Refinancing a maturing balloon payment My hard money loan is about to mature — how do I refinance before the balloon comes due?
- Releasing one property from a blanket loan How do I sell or refinance one property out of a blanket loan?
- Transferring title to an LLC after closing Can I close in my own name and quitclaim the property into an LLC afterward?
Rehab and construction 12
- Adding units to an existing building Converting or expanding a property into more units than it has now
- Financing an ADU on an existing rental Building an accessory dwelling unit on a property I already own or am buying
- Bridge loan to season a property before a DSCR refinance Using a short bridge loan now so I can refinance into a DSCR loan later
- Buying at a sheriff sale or courthouse auction Financing a property bought at auction
- Cosmetic rehab under $25,000 Do I need a hard money rehab loan for a light, cosmetic scope?
- Financing a property before certificate of occupancy Can I get a loan on a property that hasn't received its certificate of occupancy yet?
- Fix-and-flip loan with a sale exit Financing a flip I plan to sell, not rent
- Fix-and-flip loan with a DSCR refinance exit Can I finance a flip and then refinance it into a rental instead of selling?
- Ground-up construction built to hold as a rental Building new construction with the plan to rent it, not sell it
- Ground-up construction on an infill lot Financing new construction on a single vacant lot in an existing neighborhood
- Heavy rehab where the budget exceeds half the purchase price The rehab costs more than half of what I'm paying for the property — does that change financing?
- How rehab loan draw schedules work How do draws get released during a rehab loan?
Timing and closing 10
- The appraisal came in below the purchase price My appraisal came in low — what are my options?
- Appraisal waiver on a DSCR loan Can I skip the appraisal on a DSCR loan?
- Using a bridge loan because the DSCR lender missed the closing date My DSCR lender isn't going to close on time — can a bridge loan cover the gap?
- Closing an investment purchase in five days Can I close in five business days?
- Closing an investment purchase in ten days Can I close on an investment property in ten days?
- Competing against a cash offer How do I compete with a cash buyer using financing?
- Extension options when a closing date slips The closing is going to slip past the date in the contract — what are the options?
- Seller is asking for proof of funds before accepting an offer A seller wants proof of funds — what do I actually send them?
- A title issue turns up late in the process Title found a problem right before closing — now what?
- Twenty-one days to close under contract I'm under contract with a 21-day close — what has to happen by when?
Leverage and pricing 11
- Adjustable-rate vs. fixed-rate on a 30-year rental loan Is my rental loan a fixed 30-year note or an adjustable-rate mortgage?
- Buying down the rate with points on a rental loan Does paying points to buy down the rate make sense on a rental loan?
- 85% LTV on a DSCR rental purchase Which lenders actually go to 85% LTV on a rental purchase?
- 80% LTV cash-out on a rental property Which lenders will go to 80% LTV on a DSCR cash-out refinance?
- Interest-only vs. amortizing on a rental loan Should I take an interest-only rental loan instead of a fully amortizing one?
- Rental loans under $100,000 Can I get a DSCR or rental loan for less than $100,000?
- What sets the maximum LTV on a DSCR purchase What is the highest loan-to-value I can get on a DSCR rental purchase?
- The largest loan a lender will put on one rental property What is the biggest loan I can get on a single rental property, not a portfolio?
- Origination fees and what is actually negotiable What is an origination fee on a rental loan, and can it be negotiated?
- How prepayment penalty structures work on a rental loan What is a prepayment penalty on a DSCR or rental loan, and how is it built?
- Rate caps when a floating-rate loan resets What happens to my payment when a floating-rate bridge or hard money loan hits its rate cap?
State and legal 12
- Buying a rental in a rent-controlled market How does rent control affect financing a rental property?
- Buying a rental property out of state What should I check before financing a rental property outside my home state?
- Financing an investor property in California What should I know about DSCR economics and rent rules in California specifically?
- Financing an investor property in Florida What should I know about DSCR economics and insurance costs in Florida specifically?
- Wind and flood insurance requirements on a rental loan When does a lender require separate wind or flood insurance on a rental property?
- Judicial foreclosure, and why it matters to a lender What does it mean that a state requires judicial foreclosure, and does it affect my loan?
- Financing an investor property in New York What should I know about DSCR economics in New York specifically?
- Non-judicial foreclosure, and why it matters to a lender What does it mean that a state uses non-judicial foreclosure, and does it affect my loan?
- How DSCR lender licensing actually works, state by state Which states require a lender to be licensed to make a DSCR loan?
- "No licensing required" does not mean unregulated If a state doesn’t require a DSCR lender license, is the loan unregulated?
- Financing an investment property in Texas What should I know about cash-out and general investor financing in Texas?
- Transfer taxes and what actually shows up in cash to close How do transfer taxes affect the cash I need to close on a rental purchase?
When something goes wrong 10
- Denied for insufficient reserves My loan was denied for insufficient reserves — what can I actually do now?
- Denied for property condition My loan was denied because of the property's condition — what does that mean?
- Denied because the LLC has multiple members My loan was denied because my LLC has more than one member — why does that matter?
- A DSCR lender denied my loan My DSCR loan was denied — what now?
- How many months of reserves do I need before applying? How many months of reserves should I have ready before I apply for a DSCR loan?
- The lender changed the terms right before closing My lender re-traded the deal at the last minute — is that normal?
- Refinancing a loan that closed six months ago I closed six months ago and need to refinance already — what changes at this point?
- Restructuring the deal after a short appraisal The appraisal came in short and the deal no longer works as structured — what changes?
- Switching lenders in the middle of a file Can I switch lenders after already starting the loan process?
- Two loans closing the same week I have two closings landing in the same week — how do I keep them from colliding?
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Questions
How many deal scenarios does this section cover?
119 real investor lending situations. Each one names the loan products that fit, the ones that are the wrong tool and why, and the lenders from the 38-lender directory whose published criteria the deal clears.
Are the lender lists on these pages hand-picked?
No — they are computed from stored criteria, not curated. A scenario’s numeric rules are run against every lender’s published figures, and the resulting roster changes when a lender’s published figures change.
What happens when no lender publishes a rule for a scenario?
The page says so instead of printing a roster. Bankruptcy history, a family-member lease, a denial reason, and a prepayment structure are examples where no lender in the directory publishes a checkable threshold, so a computed list would be misleading.