Investor Loans | DSCR, Hard Money & Non-QM Financing

Real Estate Investor Loans — Programs That Work the Way Investors Work

The investor loans on this page are underwritten on the deal and the asset — not on W-2s, tax returns, or employer verification. Programs are available to real estate investors buying or refinancing rental property, flipping houses, building portfolios, or financing commercial projects. Each program has a different purpose and a different way of qualifying. The right one depends on what you’re buying, how long you’re holding it, and how your income is documented.

Check Investor Loan Eligibility Talk to an Investor Loan Specialist — (833) 350-9185

Investor Loan Programs at a Glance

Program	Best for	Qualifying method	State availability
DSCR Loans	Buy-and-hold rental property	Property cash flow (DSCR ratio)	41 states + D.C.
Bank Statement Loans	Self-employed investors	12–24 months bank deposits	41 states (wholesale)
Hard Money Loans	Fix-and-flip, quick close	Asset and exit strategy	All 50 U.S. states
Bridge Loans	Pre-stabilization, buy-before-sell	Asset and exit strategy	Business-purpose; call to confirm your state
Commercial Loans	Multifamily 5+, mixed-use, retail	Property income or hard assets	50 states
Rehab Loans	Purchase + renovation in one loan	Asset, ARV, exit strategy	All 50 U.S. states
NONI Loans	Foreign nationals, no-doc investors	Asset-based, no income required	49 states

Program Details

DSCR Loans — Rental Property Cash Flow Financing

A DSCR loan qualifies on rental income: monthly rent divided by the full mortgage payment (PITIA). No tax returns, no W-2s, no personal income calculation. If the property cash flows, you may qualify. Available in 41 states plus D.C. on 1–8 unit residential investment properties, condos, short-term rentals, and some mixed-use.

Minimum FICO: 640 (published floor — programs exist lower with compensating factors)
Down payment: 20–25% typical; 15% on select programs
Loan amounts: up to $4M
LLC vesting: accepted

→ Full DSCR loan overview and requirements →

Bank Statement Loans — Self-Employed Investor Financing

A bank statement loan documents income through 12 or 24 consecutive months of deposits rather than tax returns. For self-employed investors whose Schedule C or K-1 understates actual income, this closes the gap between what you earn and what you can prove on paper.

Documents: 12 or 24 months personal or business bank statements
Self-employment: 2+ years required
Loan amounts: up to $3M+
Available for: primary residence, investment properties

→ Bank statement loan program overview →

Hard Money Loans — Fast Close, Asset-Based

A hard money loan is a short-term loan secured by the property’s value — not the borrower’s income or credit history. Used for fix-and-flip acquisitions, auction purchases, distressed properties, and situations where speed is critical. Closes in 7–10 business days.

Underwriting: based on property value and exit strategy
LTV: up to 70–75% ARV on fix-and-flip; up to 90% of purchase + rehab cost
Terms: 6–24 months → Hard money loan program overview →

Bridge Loans — Short-Term Financing Between Two Events

A bridge loan covers the gap between a purchase and a sale, or between acquisition and permanent financing. Used when a property doesn’t yet qualify for DSCR financing (below stabilization), when a conventional loan timeline would kill a deal, or when an investor needs to close on a new property before an existing one sells.

LTV: 65–75% as-is; up to 80% with strong exit
Terms: 6–24 months
Close time: 10–21 business days
Common exit: DSCR refinance, agency loan, or sale

→ Bridge loan program overview →

Commercial Real Estate Loans — 5+ Units, Mixed-Use, Retail

Commercial loans finance multifamily buildings with 5 or more units, mixed-use properties, retail centers, office, industrial, and self-storage facilities. Available in all 50 states.

Programs: bridge, permanent, ground-up construction
LTV: up to 75–80% on stabilized properties
Loan amounts: $500K–$25M+

→ Commercial real estate loan overview →

Rehab Loans — Purchase + Renovation in One Loan

A rehab loan combines acquisition and renovation capital into a single loan. The renovation budget is held in reserve and funded in draws as work progresses. Used for fix-and-flip and BRRRR investors.

Structure: initial advance at purchase; draws as work is completed
LTV: up to 70% LTARV (loan-to-after-repair value)
Terms: 6–24 months
Close time: 10–14 business days

→ Rehab loan program overview →

State Availability

All consumer loan products — primary residence and owner-occupied investment — are available in our 6 directly licensed states: California, Colorado, Oregon, Washington, Texas, and Idaho.

Investor programs underwritten as business-purpose loans (hard money, bridge, commercial, rehab) are available in all 50 states.

DSCR and bank statement programs are available in 41 states plus D.C. through wholesale partnerships.

Frequently Asked Questions

It depends on the program. DSCR lenders focus on the property’s DSCR ratio — monthly rent divided by the full payment. Hard money and bridge lenders focus on property value, equity, and the exit strategy. Bank statement programs look at 12–24 months of deposits. Commercial underwriting considers the property’s net operating income. What they don’t need: W-2s, employer verification, or personal tax returns — for any of these programs.

Yes. DSCR loans, hard money loans, bridge loans, commercial loans, and rehab loans all allow — and often prefer — LLC vesting. Some bank statement programs also allow LLC title. We confirm vesting eligibility for each loan type during initial review.

There is no fixed portfolio cap on these programs. DSCR and bank statement loans count investment property debt service against the property’s rent, not against your personal income — so additional rentals generally don’t cause a DTI problem the way conventional loans do. Hard money and commercial are underwritten deal-by-deal.

Yes. DSCR programs accept short-term rental income documentation through AirDNA market data or actual rental history. Some programs also accept projected STR income on purchase transactions. See the Airbnb and short-term rental loan page for full detail.

It varies by program. DSCR programs publish a 640 floor. Hard money and bridge programs are more flexible — some accept 600 or lower with strong equity and a clear exit. Bank statement programs generally start at 640–660. We match you to the program that fits your scenario.

Get Started

Call or text a specialist at (833) 350-9185 , or check eligibility online for the product that fits your deal.

Check DSCR Eligibility Check Hard Money Eligibility Talk to a Loan Specialist — (833) 350-9185

Investor loan programs are available in qualified states and to qualified borrowers. Programs, state availability, and loan terms are subject to change. Business-purpose loan availability depends on property use and borrower intent — confirm eligibility before proceeding. 1st Nationwide Mortgage Corporation, NMLS #1281. Equal Housing Lender.

Investor Loans — DSCR, Hard Money & Non-QM Programs