80% LTV cash-out on a rental property
Which lenders will go to 80% LTV on a DSCR cash-out refinance?
This directory’s maximum-LTV field does not separately record a cash-out ceiling from a purchase ceiling — it is one published number per lender. Here is who publishes it at 80% or higher, and why cash-out tends to sit at the more conservative end of that same number.
- DSCR cash-out refinance The new loan is qualified on the property’s current rent against the larger payment the cash-out creates, the same DSCR mechanics as a purchase applied to a bigger loan.
- A fix-and-flip or bridge refinance Those products are short-term exits, not a long-term cash-out hold — wrong tool if the plan is to keep the property and pull equity for the long term.
Lenders in the directory
Who publishes criteria this deal clears
Matched across all 37 lenders in the directory on published maximum LTV. This list is computed from stored criteria, not curated — it changes when a lender’s published figures change.
Writes the product, has not published the threshold
These 8 carry a relevant product but have not published the figure this scenario depends on, or carry no verification date. We will not claim they qualify and we will not claim they do not — ask them directly.
Why cash-out ceilings run at or below purchase ceilings
On a purchase, the basis is a negotiated price the lender can sanity-check against the appraisal. On a cash-out refinance, the basis is the appraised value alone, and the lender is extending new money against an asset it did not just watch change hands at arm’s length — a more conservative position by nature. Some lenders publish one maxLtv figure that applies to both; others cap cash-out lower without a separate published number this directory can show. Confirm which is true for any specific lender before assuming the figure below is your number.
What "80%" means on this page
A lender clears this list by publishing a maximum LTV at or above 0.80 somewhere in its rental program. It is not a guarantee that 80% is what a cash-out specifically reaches at that lender — treat this as "publishes leverage at least this high," and get the cash-out-specific number in writing.
What else moves the actual cash-out amount
Beyond the LTV ceiling, three things commonly narrow how much cash actually comes out: how long you’ve owned the property (see seasoning period and the delayed financing exception if you bought in cash), whether the property’s rent still covers the new, larger payment at the lender’s minimum DSCR, and reserve requirements on the refinanced loan.
If a seasoning clock is the actual obstacle
If the real question is not "who allows 80%" but "who lets me refinance out of a recent purchase or a BRRRR rehab at all," that is a seasoning question, not an LTV question — see the related pages below for the six-month and no-seasoning cases.
What to have ready
- How long you’ve owned the property, and how you originally acquired it
- Current rent or lease terms to run against the new payment
- Any existing liens that need to be paid off at closing
Questions
Do I need a seasoning period before a cash-out refinance?
Is the cash-out LTV the same number as the purchase LTV?
What if the appraisal comes in lower than expected?
Why do 8 lenders write rental DSCR but not appear on this list?
Terms used on this page
- Cash-Out Refinance (Rental Property) — A cash-out refinance replaces an existing loan on a rental with a larger one, paying the borrower the difference in cash. The proceeds are loan proceeds, not taxable income.
- Seasoning Period — A seasoning period is the minimum time a lender requires you to have held a property, a loan, or funds before it will lend against them. Title seasoning is the version that most affects investors.
- Delayed Financing Exception — The delayed financing exception allows a buyer who purchased a property with cash to take a cash-out refinance immediately, without waiting out the usual seasoning period.
- Debt Service Coverage Ratio (DSCR) — DSCR is a property’s gross monthly rent divided by its total monthly mortgage payment. A DSCR of 1.00 means the rent exactly covers the payment; 1.25 means rent exceeds the payment by 25%.