Financing that doesn't gate growth
Conventional caps at 10 financed properties. Past that, you need DSCR and portfolio loans that don't ask about your ninth W-2. We have both lanes.
Beyond 10 properties →
Arizona Investment Property Financing
Built to scale a real-estate portfolio.
Conventional financing through ten properties, then DSCR and portfolio paths designed for investors who keep scaling. Short-term rental specialists. Cash-out structures built for the buy-rehab-rent-refinance-repeat investor. The financing layer that lets the rest of the math work.
10+Financed properties — yes
Sub-1.0DSCR scenarios — subject to investor approval
LLCClosings welcome
Licensed in Arizona · NMLS #173855 · Equal Housing Lender
What investors actually need from a direct lender
Three things, in order of importance.
Underwriting that reads cash flow
The property's rent covers the property's payment, that's the deal. DSCR loans qualify the investment, not your tax return.
DSCR program →Cash-out structures for redeployment
The point of equity is to redeploy it. Cash-out refis on rentals, conventional and DSCR, sized to fund the next acquisition.
Cash-out refinance →
Two Lanes
Conventional through 10. Then DSCR / Portfolio for everything after.
Fannie Mae and Freddie Mac will finance up to ten 1–4-unit residential investment properties per borrower. After ten, you cross into non-agency territory, and that's where most retail direct lenders stop. We don't.
Quick translation: LTV = loan-to-value (loan size as a % of property value). FICO = credit score. Reserves = months of mortgage payments you need to have in the bank after closing.
Conventional investor financing (Properties 1–10)
| Tier | Max LTV | Min FICO* | Reserves |
|---|---|---|---|
| Properties 1–4 (purchase) | 85% (1-unit) / 75% (2–4 unit) | 620 | 2 mo per financed property |
| Properties 5–6 (purchase) | 75% | 720 | 2 mo per financed property |
| Properties 7–10 (purchase) | 70–75% | 720 | 2 mo per financed property |
*Tighter overlays apply at 5–10 financed properties. Cash-out caps are 5–10% lower than purchase. Conventional investor guidelines are set by Fannie Mae and Freddie Mac and updated periodically.
DSCR & Portfolio (Properties 1+ or 11+)
| Path | Best for | Property cap |
|---|---|---|
| DSCR Loans | Property's rent covers payment, no personal income calc | None (per loan) |
| STR / Airbnb / Vrbo | Vacation rental investors, often using AirDNA / 12-mo income | None |
| Bank Statement Investor | Self-employed investor, qualifying via deposits | None |
| 11+ Property Programs | Portfolio investors past conventional cap | 20+ on some programs |
Short-term rental specialty
Income basis
Income basis
Watch out
Airbnb / Vrbo financing isn't generic DSCR.
Short-term rental properties have a different cash-flow shape than long-term rentals. Some lenders ignore the higher gross by using only long-term market rent. Others underwrite from 12-month STR income history via AirDNA or platform statements, which often qualifies a bigger loan against the same property.
12-month STR history
AirDNA report or platform statements showing actual rental income across the trailing year. Available on select DSCR programs.
Long-term market rent
Conservative underwriting using the appraiser's market rent for a comparable long-term lease. Common default; often understates STR cash flow.
City & HOA STR rules
Sedona, Flagstaff, and several Phoenix-metro municipalities have STR ordinances. HOA bylaws can also prohibit STR. We verify before underwriting.
Why work with us
Built for the math, not the marketing.
We work across both conventional and specialized investor financing platforms, matching the financing structure to the property and portfolio stage. The goal is preserving acquisition velocity as your portfolio grows — not forcing every file through whichever program is easiest to sell this month.
- Conventional, DSCR, and portfolio financing all under one roof.
- Closing in an LLC or trust is routine on most investor programs.
- Short-term rental specialists across Sedona, Phoenix metro, Scottsdale, and Flagstaff.
- Equal Housing Lender.
"I hit the conventional 10-property cap mid-portfolio and had to find a new financing path. Mike moved properties 11–14 onto a DSCR program with the same close timing, no more slowing down to fit Fannie Mae's overlays."
K.W. · Phoenix, AZ · Buy-and-hold investor, 14 doors
"Closed a Sedona vacation rental using 12-month Airbnb income as the qualifying basis. Long-term market rent wouldn't have made the deal work, the actual short-term rental history did."
R.M. · Sedona, AZ · Short-term rental investor, 3 doors
"Refinanced a Mesa fourplex right after stabilization. Pulled out enough capital to fund acquisition #6 without slowing the timeline. The cash-out structure was the whole point."
J.P. · Mesa, AZ · Buy-rehab-rent-refinance investor, 6 doors
FAQ
Investor-side questions, answered straight
Can I finance properties in multiple LLCs?
Yes. DSCR programs widely allow closing in the name of an LLC, partnership, or revocable trust, and multiple LLCs are routine for investors who segment portfolios by property type, market, or partnership structure. Conventional Fannie/Freddie investor loans typically close in your personal name with a post-close transfer to an LLC, which has lender-notification requirements best handled in advance.
Do DSCR loans show on personal DTI?
Generally no. DSCR financing is qualified against the property's cash flow, not your personal income. The loan typically does not impact your personal debt-to-income ratio for future qualifying, one of the reasons DSCR is the go-to scaling tool for active investors. Specific reporting can vary by program and entity structure.
Can I refinance after rehab?
Yes, this is the core of the buy-rehab-rent-refinance-repeat strategy. Most DSCR cash-out programs have a 3–6 month seasoning requirement (the time you've owned the property before refinancing), and the appraisal uses the post-rehab value. Conventional cash-out on investor 1-unit typically caps around 75% leverage; DSCR cash-out commonly runs 70–75%.
How fast can DSCR loans close?
Often 21–30 days on clean files, sometimes faster. DSCR closings move quickly because they skip personal income documentation. The longest items are typically appraisal turnaround and entity documentation (operating agreements, EIN letters, certificates of good standing).
Can I qualify if my current portfolio cash flow is uneven?
Often yes. DSCR financing evaluates each property's individual cash flow, not your overall portfolio performance. A specific property that cash-flows well can qualify on its own merits even if other properties in your portfolio are running tight.
What's the minimum DSCR ratio?
Industry standard is a DSCR of 1.00, meaning the property's rent covers the property's payment. Programs exist that allow lower ratios (sub-1.00 or no-ratio programs), typically with adjusted program terms (larger reserves and file-specific pricing). Qualification bands at 1.20+ and 1.25+ ratios reflect cleaner program eligibility tiers. All subject to investor approval.
Are short-term rental properties harder to finance?
Sometimes, depends on whether the lender uses long-term market rent or actual 12-month short-term rental history for qualifying. We work with both. Markets with restrictive vacation rental ordinances (parts of Sedona, parts of Phoenix metro) require pre-verification of property eligibility before we underwrite.
Can I cash-out refinance a rental to fund the next purchase?
Yes, a common scaling strategy. Conventional cash-out on investor 1-unit typically caps around 75% leverage; 2–4 unit around 70%. DSCR cash-out is widely available at 70–75% leverage. Full cash-out refinance details →
Do you finance 5–10 unit properties?
1–4 unit residential is the focus on most DSCR programs. Some programs accept 5–10 unit properties at adjusted pricing. Above 10 units crosses into commercial financing, different products, different team. We refer those when they come up.
Ready to map the next acquisition?
Bring the property's rent estimate, purchase target, and current portfolio structure. We'll model the financing path that makes the next acquisition possible.