Brandt Myers • NMLS #2030154 • Winter Garden, FL
Florida DSCR Loans for Real Estate Investors
Qualify based on the property's rental income — not your personal income. No tax returns or W-2s required. DSCR loans are designed for investors who want a simpler, more scalable path to financing rental properties throughout Florida — from Central Florida to Fort Myers and the Gulf Coast.
What Is a DSCR Loan?
A DSCR (Debt Service Coverage Ratio) loan is an investment property mortgage that evaluates the property's ability to cover the mortgage payment using its rental income — rather than the borrower's personal income and tax returns.
This makes DSCR loans ideal for real estate investors, self-employed borrowers, and anyone whose personal income documentation doesn't reflect their actual financial strength.
How DSCR Is Calculated
Quick DSCR Calculator
Estimate your DSCR ratio before you apply. Rough numbers are fine — this is just a starting point.
This is an estimate only. Actual DSCR qualification depends on lender guidelines, appraised rent, and your full loan scenario.
Why Investors Choose DSCR Loans
No tax returns or W-2s required — qualification is based on the property's rental income, not your personal income documentation.
Self-employed friendly — ideal for investors whose taxable income after deductions doesn't reflect their actual financial strength.
Portfolio scalability — DSCR loans don't count against your conventional loan limits, making it easier to grow a rental portfolio.
LLC ownership options — many DSCR programs allow vesting in an LLC or other entity, which conventional loans typically don't.
Purchase and cash-out refinance — use DSCR to buy a new rental or pull equity out of an existing investment property.
Short-term rental eligible — some programs allow qualification based on Airbnb or VRBO rental history or market STR estimates.
Who DSCR Loans Are Best For
Portfolio Investors
Investors growing beyond conventional loan limits who need a scalable financing solution for multiple rental properties.
Self-Employed Borrowers
Business owners and entrepreneurs whose tax returns show lower income due to deductions but who have strong cash flow and assets.
Short-Term Rental Investors
Investors purchasing Airbnb or VRBO properties in Florida's tourism markets — Kissimmee, Orlando area, Gulf Coast, and more.
LLC & Entity Buyers
Investors who prefer to hold properties in an LLC for liability protection — DSCR programs frequently allow entity vesting.
New Investors
Buying your first rental? First-time investors are welcome with most programs, and there are even options for first-time homebuyers with strong credit and a larger down payment.
Cash-Out Refinance Investors
Existing rental property owners who want to pull equity out to fund additional purchases without providing personal income documentation.
Eligible Property Types
DSCR loans are available for a wide range of investment property types. Specific eligibility varies by lender and program.
Typical DSCR Loan Requirements
Requirements vary by lender. As a broker, I compare several wholesale DSCR lenders on every deal, because one lender's no is often another's yes.
Credit Score
620+Minimum varies by lender and program. Lower scores need more down. Better pricing with higher scores.
Down Payment
15–25%As little as 15% down with strong credit. Most programs require 20–25%.
DSCR Ratio
1.0+ TypicalSome programs allow below 1.0 with larger down payment.
Property Type
Investment OnlyMust be a non-owner-occupied investment property.
Rent Verification
Lease or MarketActive lease or market rent appraisal used for qualification.
Prepayment Penalty
Often AppliesMany programs include step-down prepayment penalties. No-penalty options available.
Loan Amounts
$50K – $3.5MSmaller loans many lenders won't touch, up to larger portfolio properties.
Reserves
3–6 MonthsMonths of payments left in the bank after closing, depending on the program.
Loan Terms
30-Yr Fixed & IO30-year fixed and 40-year interest-only options available.
First-Time Buyers
Options AvailableMost programs require current or recent homeownership, but first-time homebuyer options exist with 680+ credit and 30% down.
DSCR Loans vs. Conventional Investment Loans
Both options can work for investment properties — here's how they compare so you can decide which fits your situation better.
| Feature | DSCR Loan | Conventional Investment Loan |
|---|---|---|
| Qualification Basis | Rental income of the property | Borrower's personal income & DTI |
| Tax Returns Required | No | Yes — typically 2 years |
| LLC / Entity Vesting | Often available | Usually personal name only |
| Property Count Limits | More flexible | Conventional limits may apply at 10 properties |
| Self-Employed Friendly | Yes — no income docs needed | Complex — requires full income analysis |
| Short-Term Rental Eligible | Some programs — yes | Limited options |
| Rate | Typically slightly higher | Often lower for well-qualified borrowers |
Tell Me About Your Investment Property
Answer a few quick questions and I'll follow up with DSCR loan options tailored to your scenario — no obligation required.
I've got your info — I'll review your property scenario and follow up with your best DSCR loan options shortly.
More Investor Loan Options
Fix and Flip Loans
Buying a property that needs work? Start with a fix-and-flip loan, then refinance into a DSCR loan once it's rented.
Foreign National Loans
Buying from outside the U.S.? Finance a Florida investment property with no U.S. credit score or tax returns required.
Florida Investment Markets Where DSCR Is Popular
DSCR loans are widely used by investors throughout Florida — from long-term rental markets to high-demand short-term rental corridors, including growing investor markets like Fort Myers and Southwest Florida.
DSCR Loan FAQs
Do I need tax returns for a DSCR loan?
No. Most DSCR programs focus on the property's rental income rather than your personal income documentation. Tax returns, W-2s, and pay stubs are typically not required — which is one of the primary advantages for self-employed borrowers and portfolio investors.
What DSCR ratio do I need to qualify?
Most lenders require a minimum DSCR of 1.0, meaning the rent at least covers the full monthly payment (PITIA). Some programs allow ratios below 1.0 with a larger down payment. A ratio of 1.25 or higher typically gets the best pricing. Use the calculator above to estimate yours.
Can I buy in an LLC with a DSCR loan?
Often yes — DSCR programs frequently allow vesting in an LLC or other entity, which conventional investment loans typically don't support. This is one of the biggest advantages for investors who want liability protection through an entity structure.
Can you finance rental properties outside Florida?
Yes, in many cases. I'm licensed in Florida and Pennsylvania, and through my wholesale lenders I can finance investment properties in many other states. Send me the property address and I'll confirm which lenders can do it. See my DSCR loans for investors in other states page for details.
Can a first-time homebuyer get a DSCR loan?
Sometimes. Most DSCR lenders require that you own a home now or have owned one within the last three years, and if you rent today but owned recently, you may still qualify. For true first-time homebuyers, I have a program that allows it with a 680+ credit score, at least 30% down, a DSCR of 1.00 or higher, and a loan up to $1 million. First-time investors, meaning people buying their first rental, are welcome with most programs.
What is the minimum loan amount for a DSCR loan?
Many lenders set their minimum at $100,000 or higher, but some of the programs I work with go down to $50,000, and one has no set minimum. That makes DSCR financing possible on lower-priced rental homes that other lenders turn away.
Can foreign nationals get a DSCR loan?
Yes. Buyers who live and work outside the U.S. can finance a Florida investment property through a foreign national DSCR program, with no U.S. credit score required. See my foreign national loans page for details.
Are short-term rentals like Airbnb eligible for DSCR loans?
Some DSCR programs allow qualification based on short-term rental income using rental history reports from platforms like Airbnb or VRBO, or based on a market STR rent estimate. This makes DSCR a popular option for investors in Florida's tourism markets like Kissimmee and the Disney corridor.
Can I do a cash-out refinance with a DSCR loan?
Yes. Cash-out refinance is available on existing investment properties through DSCR programs — subject to LTV limits, credit, and lender guidelines. This is a popular strategy for investors who want to pull equity from one property to fund the purchase of another.
Do DSCR loans have prepayment penalties?
Many investor DSCR programs include prepayment penalties lasting one to five years, often stepping down, such as 3%, 2%, 1% over the first three years. Some states limit or prohibit them. No-prepayment-penalty options are available at a slightly higher rate. I'll compare both options for your scenario.
How many investment properties can I finance with DSCR loans?
DSCR loans don't have the same 10-property limit that conventional investment loans do — making them a popular choice for investors scaling a portfolio. Guidelines vary by lender but most DSCR programs are designed for scalability.
Investing Outside Florida?
Many of my Florida clients own or buy rental properties in other states, often in markets where prices are lower and rents stretch further. I'm also licensed in Pennsylvania, and through my wholesale lenders I can finance investment properties in many other states as well.
Pennsylvania
Licensed in Pennsylvania for investment property financing, including Pittsburgh-area rentals and multi-unit properties.
Other States
Buying in another state? Send me the address and I'll confirm which lenders can finance it and what the numbers look like. See DSCR loans outside Florida.
Serving Florida Real Estate Investors Statewide
Based in Winter Garden, I help real estate investors finance rental properties throughout Florida, in Pennsylvania, and in many other states across the country. Wherever your next rental is, send me the address and I'll tell you what's possible.
Ready to Finance Your Next Florida Investment Property?
Tell me about your property and I'll find the most competitive DSCR loan option for your scenario — no personal income docs required.
Call or Text: (407) 758-7166
Loan programs, guidelines, and pricing are subject to change without notice. Not all borrowers will qualify. This is not a commitment to lend. Eligibility and documentation requirements vary by lender and scenario.