DSCR Loans
Rental-property financing that qualifies on the property's cash flow, not your personal income. No tax returns, no W-2s, no employment verification. Business-purpose only — never a primary residence.
What it takes to
get started.
Investment property — purchase, rate/term, or cash-out
Rents that carry the payment
Entity borrower, or willing to form one
Everything the file
will ask for.
Gather what you can before you apply — the desk works the rest with you. Nothing here is a surprise later.
Stage 1 — To price the deal · Property
- Full address, property type, and unit count
- Date purchased and purchase price (if owned) — or executed contract (if buying)
- Existing mortgage: current balance and rate
- Estimated current value
- Gross monthly rent per unit — or note if vacant
- Annual taxes, insurance, and HOA dues
- Condition: turnkey, light cosmetic, or needs major work
- Short-term rental? Note it — it prices differently
Stage 1 — Borrower
- Estimated FICO (mid-score of the primary guarantor)
- Citizenship / residency status
- Number of investment properties currently owned
- Any mortgage lates in the last 24 months, or bankruptcy / foreclosure / short sale — with dates
Stage 1 — Structure
- Purchase, rate/term refinance, or cash-out refinance
- Target loan amount or LTV
- Interest-only or fully amortizing
- Prepayment penalty preference: 3-2-1 or 5-4-3-2-1 — shorter prepay carries a higher rate
Stage 2 — To underwrite
- Executed lease agreement(s) and rent roll — or written confirmation of vacancy
- Purchase contract, if applicable
- Most recent property tax bill
- Insurance declarations page or bindable quote (hazard, plus wind and flood where applicable)
- HOA dues statement, if applicable
- Short-term rental: trailing 12 months of booking and revenue history
- Entity documents: Articles of Organization, EIN letter, Operating Agreement, Certificate of Good Standing
- Driver's license for each guarantor
- Two most recent months of bank statements — all pages, including blanks
- Schedule of Real Estate Owned, if the borrower holds other investment properties
- Payoff statement, if refinancing
- Signed credit authorization
- Property access contact for the appraisal
- Mixed-use or commercial: trailing 6-month P&L
- Owner-occupied commercial: 6 months of business bank statements
Stage 3 — To close
- P&C insurance broker name and contact
- Closing attorney or title agent — yours, or you can use ours
- Insurance binder naming the lender as mortgagee
- Voided check / wire instructions
DSCR knockouts — screen these before you submit
If a file hits one of these, say so upfront. It doesn't always end the conversation — but finding out late does.
- Primary residence or second home — not eligible, this is investment-only
- Property needs significant rehab — that's a bridge or fix-and-flip product, ask us
- Recent bankruptcy or foreclosure inside the seasoning window
- No entity and borrower unwilling to form one
- Rural or highly unique property types
- Cash-out on a property owned less than the seasoning period
Send us the file.
We'll tell you straight.
Capova Capital LLC. Business-purpose financing only — this is not a consumer loan, and it may not be used for a primary residence except where secured business-purpose lending permits. This is not a commitment to lend. Loan amounts, rates, leverage, and funding timelines are estimates, vary by file, and are subject to full underwriting.