Build Wealth Through
Commercial Real Estate.
Finance income-producing properties with loans designed for investors. No personal income documentation required with DSCR options. We match you to bank, private, and CMBS lenders based on your deal.
How Investment Property Loans Differ from Owner-Occupied
Investment property loans are underwritten on the property's income — not your personal salary. The lender asks: does this property generate enough rent to cover the mortgage?
This means the key metric is DSCR (Debt Service Coverage Ratio), not your W-2. If your property's NOI covers at least 1.20–1.25x of the annual debt service, you qualify — even without disclosing personal income.
Down payments are higher (20–30% vs 10% for owner-occupied), but the tradeoff is simpler underwriting, faster closings, and the ability to scale a portfolio without each loan affecting your personal DTI.
Choose the Right Loan for Your Investment
Three main structures cover most investment property purchases and refinances. Your advisor will recommend the best fit.
Best for investors scaling a portfolio. No personal tax returns or W-2s needed. Qualification based entirely on property cash flow.
Best for borrowers with strong financials who want the lowest rate. Requires full documentation including tax returns and global cash flow analysis.
Best for larger stabilized assets ($2M+). Non-recourse available. Fixed rate with yield maintenance prepayment. Institutional-grade underwriting.
What Properties Qualify
Most income-producing commercial properties are eligible. The key requirement is that the property generates rental income from tenants.
What Lenders Look For
Investment property underwriting focuses on the property first, borrower second.
How It Works
Identify the Property
Have a property under contract or already own one? Share the address, purchase price or estimated value, current rents, and operating expenses.
Submit to BestLoanUSA
Complete our single application. No hard credit pull at this stage. We assess your deal structure, property cash flow, and investment goals.
Advisor Review
Dedicated advisor reviews your deal and recommends the best loan structure — DSCR, conventional, or CMBS — based on your property type, cash flow profile, and investment timeline.
Lender Matching & Term Sheets
We submit to matched lenders and return competing offers. Compare rates, LTV, prepayment penalties, and recourse terms side by side.
Underwriting & Appraisal
Lender orders an appraisal. You provide rent roll, leases, operating statements, and entity documents. DSCR loans skip personal income verification.
Close & Fund
For purchases: funds are disbursed at closing and title transfers. For refinances: new lender pays off existing debt. Conventional: 30–45 days. DSCR: 21–35 days.
Ready to Finance Your Investment Property?
No credit pull. No commitment. See what loan options are available for your deal.
Frequently Asked Questions
A DSCR (Debt Service Coverage Ratio) loan qualifies you based on the property's rental income rather than your personal income. If the property's NOI is at least 1.0–1.25x the annual debt service, you qualify — without providing tax returns, W-2s, or pay stubs. This is the most popular loan type for scaling an investment portfolio.
Most investment property loans require 20–30% down. DSCR loans typically require 20–25%. Conventional bank loans require 25–30%. CMBS loans require 25–35%. The more equity you bring, the better your rate and terms.
Yes. DSCR loans are specifically designed for portfolio investors. Each property is underwritten independently based on its own cash flow, so acquiring additional properties doesn't affect your personal debt-to-income ratio. You can finance unlimited properties through DSCR programs.
A recourse loan means you're personally liable if the property defaults. A non-recourse loan limits the lender's recovery to the property itself. CMBS loans are typically non-recourse (with standard carve-outs for fraud and waste). Conventional bank and DSCR loans are usually full recourse. Non-recourse is available for larger, stabilized assets.
Experience is preferred but not always required. First-time investors may need a higher down payment (25–30%), stronger credit (680+), or a property management company in place. DSCR lenders are generally more flexible on experience than conventional banks.
Investment property loan amounts are determined by the lower of two constraints: LTV (loan-to-value, typically 65–75% of appraised value) and DSCR (the property must generate enough income to cover debt service at 1.20x+). The lender runs both calculations and uses whichever produces the lower loan amount.
