Two financing lanes, six programs.
Every Arizona investor sits in one of two lanes: conventional Fannie / Freddie financing for properties one through ten, or non-agency DSCR / portfolio for everything else. We work both — and pick by file, not by what's easiest to sell.
Lane 1 — Conventional Investor Financing (Properties 1–10)
Fannie Mae and Freddie Mac investor guidelines. Cleanest pricing on the menu. The rules tighten meaningfully at 5+ financed properties and again at 7+.
| Property number in your portfolio | Purchase max LTV | Cash-out max LTV | Min FICO* |
|---|---|---|---|
| 1–4 (1-unit) | 85% | 75% | 620 |
| 1–4 (2–4 unit) | 75% | 70% | 660 |
| 5–6 (1–4 unit) | 75% | 70% | 720 |
| 7–10 (1-unit) | 70–75% | 65–70% | 720 |
| 7–10 (2–4 unit) | 70% | 65% | 720 |
*Indicative. Conventional investor guidelines are set by Fannie Mae and Freddie Mac and updated periodically. Reserves typically run 2 months PITIA per financed property.
Lane 2 — DSCR & Portfolio (Property 11+, or any property at any number)
| Program | Best for | Typical max LTV | Min FICO* |
|---|---|---|---|
| DSCR Loan | Single property — rent covers payment | 80% purchase / 75% cash-out | 660 |
| Short-Term Rental | Airbnb / Vrbo / vacation rental investors | 75% purchase / 70% cash-out | 660 |
| Cash-Out Investor Refi | Pulling equity out of an existing rental for redeployment | 70–75% | 680 |
| Bank Statement Investor | Self-employed investor — alt-doc qualifying | 80% purchase | 660 |
| 11+ Property Portfolio | Investors past Fannie / Freddie's 10-property cap | varies | 700+ |
*Indicative across our investor partners. Specific program tiers depend on FICO, DSCR, occupancy, and property type.
Decision shortcut
| If you're… | Start here |
|---|---|
| Buying property #1, strong personal income | Conventional Investor |
| Buying property #2–10, but tax returns are messy | DSCR |
| Buying a Sedona / Flagstaff vacation rental | Short-Term Rental |
| Property #11+ — past the Fannie / Freddie cap | 11+ Property Portfolio |
| Pulling cash out of an existing rental | Cash-Out Refi |
| Self-employed and want to skip tax-return underwriting | Bank Statement |
Pick the right lane in 20 minutes.
Bring your portfolio details and target property. We'll model the cleanest path.