DSCR is the flagship — but real investor financing covers acquisition, rehab, refi, scale, and exotic asset types. Every program here is Non-QM, asset-based, and built around real estate investor workflows. No primary-residence alt-doc here — that's a separate brand.
Qualify on the property's rent, not your tax returns.
The flagship investor product. 1–4 unit, condo, or short-term rental, qualified entirely on Debt Service Coverage Ratio. Up to 80% LTV purchase, 75% LTV cash-out refi. Close in an LLC.
Buy-and-hold investors, portfolio scaling past Fannie's 10-property cap
Short-term bridge for residential flips.
Acquisition + rehab financing for investors flipping single-family or 1–4 unit properties. 12–18 month interest-only term, up to 90% of purchase + 100% of rehab. Close in 7–14 days.
Active flippers, BRRRR acquisitions before the DSCR refi
Fast capital while a longer-term loan is being arranged.
Short-term capital for time-sensitive acquisitions, distressed properties, or transitional projects. Asset-based underwriting, no DTI calculation. 6–24 month terms.
Cash buyers in transition, off-market opportunities, distressed acquisitions
A single loan covering multiple investment properties.
Cross-collateralized financing on 5–50 properties under one mortgage. Single closing, single payment, single DSCR test across the portfolio. Refinance or acquisition.
Investors with 5+ properties looking to consolidate or scale
DSCR underwriting using projected Airbnb / VRBO revenue.
STR-specific DSCR programs that underwrite using AirDNA projections, prior 12–24 mo STR operating history, or a third-party STR rent appraisal. Compatible with Texas city-level STR regulations.
Airbnb / VRBO operators, vacation-market investors
Investment property loans for non-U.S. resident buyers.
Mortgages for foreign nationals buying U.S. investment property without a U.S. credit profile or tax returns. Up to 70% LTV, larger down required, ITIN or passport-based qualifying.
Non-resident investors, ITIN holders, international buyers
Agency underwriting (Fannie Mae, Freddie Mac, FHA) is built for primary-residence borrowers with W-2 income and clean DTI. It works fine for the first 2–3 investment properties and falls apart after that. Fannie caps at 10 financed properties. DTI calculations punish business income that flows through Schedule E. Self-employed investors pay an effective rate premium just for using tax-optimization strategies. None of this serves a real-estate-first borrower.
Non-QM ("Non-Qualified Mortgage") covers the loan products built outside Fannie / Freddie / Ginnie — investor-focused programs that qualify on property cash flow (DSCR), asset documentation (bank statement, asset depletion), or short-term project value (fix-and-flip, bridge). Rates run 0.5–1.5 points higher than conforming, but the qualifying framework actually fits how investors operate.
The six programs above are the investor slice of Non-QM. We don't list primary-buyer alt-doc programs (Bank Statement, 1099, P&L, ITIN) on this site — those live on our parent brand, qmortgage.ai. If you need an alt-doc loan for a primary home, start there. Investment property — start here.
Tell us about the deal — purchase, refi, flip, portfolio — and we'll match it to the right program. Texas-licensed, NMLS 2567464.