A DSCR loan — Debt Service Coverage Ratio loan — is a type of investment property mortgage that qualifies you based on the property's rental income rather than your personal income. Instead of reviewing your tax returns, W-2s, or debt-to-income ratio, the lender looks at one number: does the property earn enough to cover its own debt service?

If your monthly rent divided by your monthly mortgage payment (PITIA) produces a ratio at or above the lender's minimum threshold, you qualify. Most conventional lenders require a DSCR of 1.20 or higher. OneDSCR qualifies loans down to 0.75.

DSCR = Monthly Rent ÷ Monthly PITIA

PITIA stands for Principal, Interest, Taxes, Insurance, and Association dues. If a property rents for $2,800 per month and the total monthly PITIA payment is $2,326, the DSCR is 1.20 — the property generates 20% more income than it costs to carry.

A DSCR above 1.0 means the property cash-flows positively. A DSCR below 1.0 means rent doesn't fully cover the payment — but some programs, including OneDSCR's, still allow qualification at 0.75 or above with compensating factors.

Conventional mortgages are underwritten on your personal income — your employer, your W-2, your tax returns, and your debt-to-income ratio all factor into whether you qualify. This is a structural problem for real estate investors who are self-employed, write off significant income, or already own multiple financed properties.

DSCR loans underwrite the deal, not the borrower's personal financials. No tax returns. No W-2s. No DTI calculation. No cap on how many properties you already own. The question is only: does this property earn enough to service its own debt?

For long-term rentals, lenders typically use either the current signed lease or a market rent analysis from an appraiser — whichever is lower. You don't need to have personally received the income; a lease in place at closing is sufficient.

For short-term rentals (Airbnb, VRBO), OneDSCR accepts AirDNA market projections or trailing 12-month platform income. You don't need an existing rental history to qualify — projected income from AirDNA is treated as qualifying rental income.

OneDSCR requires a minimum FICO score of 650. Credit is reviewed — but your income is not. A 650 FICO with strong rental income and a healthy DSCR will qualify, regardless of how many properties you own, what your tax returns show, or whether you're self-employed.

Yes — and DSCR loans are specifically built for this situation. Self-employed borrowers are among the most common DSCR loan users because conventional lenders require 2 years of self-employment tax returns, often reducing effective qualifying income significantly due to deductions and write-offs.

DSCR underwriting ignores your personal income entirely. Your business structure, how much you write off, and how your taxable income compares to your actual earnings are irrelevant. The property qualifies on its own rental income.

Yes. OneDSCR supports entity vesting — you can close in your LLC, LP, or other business entity. This is one of the key structural advantages of DSCR loans over conventional financing, which typically requires the title to be in your personal name (triggering due-on-sale concerns when you later try to transfer it).

Financing and holding the property in the same entity from day one keeps your ownership structure clean and simplifies accounting, liability protection, and future portfolio transactions.

No. There is no portfolio cap on DSCR loans at OneDSCR. Conventional lenders are capped at 10 financed properties under agency guidelines. DSCR loans are non-QM (non-qualified mortgage) products, which means they operate outside of those Fannie Mae and Freddie Mac restrictions.

Each property underwrites independently on its own income — your 15th deal doesn't inherit the debt from your first 14. This is the primary reason serious portfolio investors use DSCR financing to scale.

DSCR loan rates are typically 1–2% higher than conventional 30-year fixed rates, reflecting the non-QM product structure and the lender's risk on investment properties. Rates vary based on DSCR ratio, LTV, credit score, loan amount, and market conditions.

Higher DSCR (1.25+), lower LTV (under 70%), and stronger credit (720+) generally produce the most competitive pricing. A pre-qualification from OneDSCR will give you a personalized rate estimate based on your specific deal — not a generic range.

OneDSCR offers 30-year fixed, adjustable-rate (ARM), and interest-only structures. The right choice depends on your investment strategy and hold timeline.

30-year fixed gives you payment certainty and is the most common choice for long-term buy-and-hold investors. ARMs typically offer a lower initial rate for investors planning to refinance or sell within the initial fixed period. Interest-only maximizes monthly cash flow by reducing the payment — useful when you need to qualify a property with a borderline DSCR or want to optimize near-term returns.

OneDSCR offers up to 80% LTV on purchases, which means a minimum 20% down payment. Cash-out refinances are available up to 75% LTV. Rate and term refinances are also available up to 80% LTV.

Down payment funds can come from personal savings, business accounts, proceeds from other property sales, or a cash-out refinance on another property. Gift funds are not accepted on investment property loans.

OneDSCR typically closes in 2–3 weeks — significantly faster than conventional lenders, which often take 30–60 days due to income verification and agency underwriting requirements. DSCR underwriting is streamlined because it doesn't require income documentation, employer verification, or DTI analysis.

The main variables affecting timeline are appraisal turnaround, title search completion, and how quickly the borrower returns requested documentation. Providing complete information upfront keeps things moving on the fastest possible track.

No. OneDSCR's pre-qualification does not require a credit pull. You can receive preliminary loan terms based on your deal numbers without any impact to your credit score. A hard credit inquiry only occurs when you move forward with a full loan application.

Significantly less than a conventional loan. No tax returns, W-2s, pay stubs, or employment verification of any kind. For a typical DSCR purchase, you'll generally need:

Property documents: Purchase contract, lease agreement (or AirDNA report for STRs), insurance quote.
Asset verification: 2 months of bank statements showing down payment and reserves.
Entity documents: Operating agreement and articles of organization if closing in an LLC.
Personal ID: Government-issued identification.

The absence of income documentation is one of the primary advantages of DSCR financing — the file is lean and moves fast.