Refinance your investment portfolio to pull cash or buy your next rental — no W-2s, no tax returns, no personal DTI. Close in your business entity in as little as 2–3 weeks. Unlimited properties.
Skip the income docs. Qualify on what the property earns — not what you report on a tax return.
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No Income Docs
No W-2s, no tax returns, no pay stubs, no employment verification. Qualify entirely on the property's rental income and your credit profile.
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Business Entity Friendly
Close in your business entity — LLC, corporation, or trust. Protect your personal assets while building your portfolio. No personal title required.
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Close in 2–3 Weeks
No income verification means less paperwork and faster underwriting. Get from application to closing in as little as 14–21 days.
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Flexible DSCR Ratios
Programs from 0.75 to 1.25+ DSCR. Even properties where rent doesn't fully cover the payment may still qualify with strong credit.
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Short-Term Rentals OK
Airbnb and VRBO income qualifies. Finance your short-term rental strategy with income from platforms, not personal tax returns.
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Unlimited Properties
No cap on the number of DSCR loans you can carry. Scale your portfolio without hitting the conventional 10-property limit.
Eligibility
Who Qualifies for a DSCR Loan?
DSCR loans focus on the property's income — not yours. If the rent covers the payment, you're most of the way there.
Borrower & DSCR Requirements
Credit Score
680+ recommended for best rates and terms
620+ minimum for most programs
Higher scores unlock lower rates and higher leverage
DSCR Ratio
1.25+ for best rates and maximum leverage
1.0 = rental income covers the full PITIA payment
0.75+ available for strong borrowers (no-ratio programs exist)
Reserves
6–12 months of PITIA in liquid assets
Personal or business bank accounts, stocks, bonds
Equity in other properties may count as reserves
No Personal Income Required
DSCR loans do not verify personal income, employment, or DTI. Qualification is based entirely on the property's rental income (DSCR ratio) and your credit profile. This is ideal for self-employed investors and those with complex tax situations.
Property & Loan Details
Property Types
Single-family investment homes
2–4 unit properties
Condos (warrantable and non-warrantable)
Mixed use properties
Short-term rentals (Airbnb / VRBO)
5–8 units (select programs)
Loan Amounts
$75,000 to $3,000,000+
Higher amounts with strong DSCR and credit
Down Payment / LTV
Purchase: 20–25% down
Rate & term refi: up to 80% LTV
Cash-out refi: up to 75% LTV
Loan Terms
Fixed rate: 30 years (most common)
ARM: 5/1, 7/1 adjustable available
Interest-only: 5–10 year IO period
DSCR Refinance
Pull Equity from Your Rental Portfolio
Refinance your existing investment properties into a DSCR loan — no income docs, no tax returns. Cash-out to acquire more properties, fund renovations, or consolidate debt. Perfect for the BRRRR strategy.
Cash-out up to 75% of appraised value
Rate & term refi up to 80% LTV
No income verification or tax returns
Refinance from hard money into long-term DSCR hold
Close in your business entity — no personal title required
Buy a distressed property, rehab it, lease it, then refinance into a DSCR loan based on the new rental income and after-repair value:
After-Repair Value: $400,000 Max LTV (75%): $300,000 Rehab Cost Paid: $240,000 Cash Back: up to $60,000
Already hold properties in your personal name? A DSCR refi can move them into your business entity at the same time — protecting your personal assets while optimizing your portfolio.
DSCR Purchase
Grow Your Rental Portfolio
Acquire your next investment property using only the expected rental income to qualify. No personal income docs means faster closings and more deals per year. Scale without limits.
Explore all investor loan options including Fix & Flip, Bank Statement, and Bridge loans in our Investor Hub →
DSCR Loan Costs
Understanding DSCR Loan Costs
DSCR loans have no government fees. Here's what to expect based on your scenario and DSCR ratio.
Scenario
Down / LTV
Typical Rate Range
Notes
Purchase (DSCR 1.25+)
20–25% down
Ask for written terms
Best rates at higher DSCR
Purchase (DSCR 1.0)
25% down
Ask for written terms
Breakeven cash flow
Purchase (DSCR <1.0)
25–30% down
Ask for written terms
Requires strong credit
Rate & Term Refinance
Up to 80% LTV
Ask for written terms
No cash out
Cash-Out Refinance
Up to 75% LTV
Ask for written terms
Access equity for any purpose
No Government Fees & No PMI
DSCR loans are non-QM (non-qualified mortgage) products — they don't carry any government insurance premiums, funding fees, or PMI requirements.
✓ No PMI at any LTV
✓ No upfront government fees
✓ Origination typically 1–2 points (may be rolled into rate)
Note: Rates vary by credit score, DSCR ratio, LTV, loan amount, and property type, and change daily — request current written terms for an exact quote. Closing costs typically range from 2–5% of the loan amount.
Loan Comparison
DSCR vs. Conventional Investment
See how DSCR loans compare to conventional investment property loans for building your rental portfolio.
DSCR Loan
Conventional Investment
Income Docs
None — rental income only
Full docs (W-2s, tax returns, pay stubs)
Personal DTI
Not calculated
Max 43–50%
Max Properties
Unlimited
10 financed properties
LLC / Entity Title
✓ Yes
✗ Personal only
Min. Credit Score
620+
620+
Down Payment
20–25%
15–25%
Interest-Only
✓ Available
✗ Not available
Short-Term Rental
✓ Airbnb/VRBO
Limited / case-by-case
Closing Speed
2–3 weeks
30–45 days
Cash-Out Refi
Up to 75% LTV
Up to 75% LTV
Rates, terms, and requirements vary by lender, property type, and borrower qualifications. Subject to credit approval.
DSCR Calculator
Calculate Your DSCR & Payment
Toggle between Refinance and Purchase. Enter the property's rental income to see your DSCR ratio and estimated monthly payment.
Estimates only. The rate shown is an illustration as of September 17, 2026, not a quote or an offer — your actual rate depends on credit, DSCR ratio, LTV, loan amount and property type, and changes daily. Subject to credit approval. This is not a commitment to lend.
The Process
Your DSCR Loan Journey
From application to funding in as little as 2–3 weeks. Here's the streamlined process.
1
Application & Pre-Qualification
1–2 Days
Complete a quick application. We pull credit (soft pull for pre-qual — no score impact) and review your investment property details, expected or current rental income, and reserves. No tax returns or W-2s needed.
2
Appraisal & Rent Verification
5–10 Days
We order the appraisal and a 1007 rent schedule to establish the property's market rent. For existing rentals, current lease agreements document the income. For short-term rentals, we review platform income history.
3
Underwriting
5–10 Days
Underwriting is faster than conventional because there's no income verification. We confirm the DSCR ratio meets guidelines, verify reserves, and clear any conditions. Most files clear underwriting in under a week.
4
Closing & Funding
1 Day
Sign closing documents (in your business entity or personal name), receive your cash-out proceeds on a refinance, or get the keys to your new investment property. Total timeline: as little as 14–21 days.
Frequently Asked Questions
DSCR Loan FAQs
Answers to the most common questions about DSCR loans, qualification, DSCR ratios, and building your rental portfolio.
No. Texana Bank Mortgage uses a soft credit inquiry for pre-qualification, which has absolutely no impact on your credit score. You can check your rate, explore loan options, and get pre-approved without any effect on your credit. A hard inquiry only occurs later if you formally move forward with a full application.
A DSCR (Debt Service Coverage Ratio) loan is an investment property mortgage that qualifies borrowers based on the property's rental income rather than personal income. Instead of requiring W-2s, tax returns, or employment verification, the lender evaluates whether the property's rental income can cover the mortgage payment. This makes DSCR loans ideal for real estate investors, self-employed borrowers, and anyone who wants to keep personal finances separate from investments.
DSCR is calculated by dividing the property's gross monthly rental income by the total monthly mortgage payment (PITIA — principal, interest, taxes, insurance, and association dues). For example, if a property rents for $2,500/month and the total PITIA is $2,000/month, the DSCR is 1.25. A DSCR of 1.0 means rental income exactly covers the mortgage payment.
Most DSCR programs require a minimum ratio of 1.0, meaning the rental income must at least cover the mortgage payment. However, Texana Bank offers programs with DSCR ratios as low as 0.75 for strong borrowers. Higher DSCR ratios (1.25+) typically qualify for better rates and terms.
DSCR loans typically require a minimum credit score of 620, though 680+ is recommended for the best rates and terms. Higher credit scores unlock lower rates, higher leverage, and more flexible DSCR ratio requirements.
DSCR purchase loans typically require 20–25% down payment. Some programs allow as low as 15% down with a higher credit score and strong DSCR ratio. Cash-out refinances typically allow up to 75–80% LTV depending on property type and DSCR ratio.
Yes. DSCR cash-out refinances allow you to access equity in your investment properties without documenting personal income. You can pull cash out up to 75–80% of the appraised value. Use the proceeds to acquire more properties, renovate, pay down debt, or for any other purpose.
Yes. DSCR loans are LLC-friendly and can close in the name of your business entity — LLC, corporation, or trust. This is a major advantage over conventional loans, which typically require the borrower to hold title personally. Closing in an LLC provides liability protection for your personal assets.
No. DSCR loans do not require personal tax returns, W-2s, pay stubs, or employment verification. Qualification is based on the property's rental income and the borrower's credit profile. This is the primary advantage of DSCR loans for investors who may have complex tax situations or write off significant business expenses.
DSCR loans are available for single-family homes, 2–4 unit properties, condos (warrantable and non-warrantable), townhomes, and short-term rentals (Airbnb/VRBO). Some programs also cover 5–8 unit properties. The property must be an investment property — DSCR loans are not available for primary residences or second homes.
Yes. Many DSCR programs accept short-term rental income from platforms like Airbnb and VRBO. Income is typically documented through a rent schedule, 1007 rent survey, or 12 months of platform income history. Short-term rental DSCR programs may have slightly different ratio requirements.
There is no limit to the number of DSCR loans you can have simultaneously. Unlike conventional loans (which limit investors to 10 financed properties), DSCR loans have no portfolio cap. This makes them ideal for scaling a rental portfolio quickly.
DSCR loan rates are typically 1–2% higher than conventional investment property rates, reflecting the reduced documentation and increased flexibility. Rates vary based on credit score, DSCR ratio, LTV, loan amount, and property type. Borrowers with higher credit scores and DSCR ratios above 1.25 receive the most competitive rates.
Texana Bank offers DSCR loans up to $3,000,000 or more depending on the property, borrower qualifications, and DSCR ratio. Higher loan amounts may require additional reserves and a stronger DSCR ratio.
DSCR loans typically require 6–12 months of PITIA payments in liquid reserves. Reserves can include personal or business bank accounts, stocks, bonds, retirement accounts (counted at 60–70%), and equity in other properties. The exact requirement depends on the number of financed properties and loan amount.
DSCR loans can close in as little as 2–3 weeks, often faster than conventional investment property loans because there is no income verification or employment documentation to process. The primary timeline drivers are the appraisal and title work.
DSCR loans are designed for income-producing rental properties, not short-term flips. For fix and flip projects, Texana Bank offers dedicated Fix & Flip loans with fast funding and interest-only payments. However, you can use a DSCR loan to refinance a completed flip into a long-term rental hold (the BRRRR strategy).
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. Investors purchase a distressed property (often with a hard money or fix & flip loan), renovate it, lease it to tenants, then refinance into a DSCR loan based on the new rental income and appraised value. The cash-out from the DSCR refinance funds the next acquisition.
Yes. Many DSCR programs offer interest-only payment options for the first 5–10 years. Interest-only payments maximize cash flow by reducing your monthly payment to only the interest portion. This is popular among investors who prioritize cash flow over equity buildup.
Yes, but waiting periods apply. Most DSCR programs require 2–4 years after a bankruptcy discharge and 3–7 years after a foreclosure, depending on the program. You'll need to demonstrate re-established credit and meet the minimum credit score requirement.
I had an excellent experience working with my texana bank mortgage from start to finish. They were extremely professional, knowledgeable, responsive, and made the entire mortgage process feel much easier than I expected.
They took the time to explain everything clearly, answered all of my questions, and kept me informed throughout the entire process. I always felt like I had someone in my corner who genuinely cared about helping me reach my goals.
If you’re looking for a mortgage broker who is trustworthy, dependable, and willing to go the extra mile for their clients, I highly recommend them. I truly appreciate all of their hard work and would definitely work with them again!
K
Kent Sisco
★★★★★
Adam McCormick is fantastic! Easy to work with and keep me informed every step of the way! Looking forward to working with him again in the future
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Andrea Ferrell
★★★★★
Adam was phenomenal from start to finish! He was friendly and professional. He assisted me every step of the way, walking me through the process with ease. He was always there for whatever questions I had. He was very, very patient and always reached out to me in a timely manner if I contacted him and he was unavailable at the time. Moreover, he made me feel as if he cared for more than just my loan, but me as a person!!! Texana is blessed to have him as an associate!!
Andrea
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Clay Ragsdale
★★★★★
Where to really start. Adam walked me through everything and put me at ease. I have had some bad experiences with other companies so I was digging and looking for any red flag. There was none with him and his direct talk is what did it for me. Someone that is real and just says what it is. No false hope or misdirection at anytime.
I would recommend him to anyone and definitely Someone looking for honesty and caring. The communication is top notch and a true professional.
Respectfully,
Clay
B
Belvia Lynn
★★★★★
My overall experience while working with Adam McCormick was excellent. He was very pleasant and professional.
J
Joseph Hardman
★★★★★
Adam McCormick is an absolute professional in every sense of the word. I will NEVER use any other loan officer for my financials other than Adam as long as he is in the business. His work as my loan officer was exceptional. Throughout the process, he always responded to an e-mail, responded to a text, called right back if not answering immediately. He always made you feel as though you were his only client. There was never the impression he had more important things to do other than speak with you. He worked with us through a death in the family, personal issues, and numerous other challenges. It's possible other loan officers would have given up on us during this process, but Adam stuck with us through it all. His work ethic is amazing. He is an expert in his craft. I could not possibly give a higher recommendation, he has redefined what right looks like in this business.
M
Marsha Kessler-Bradshaw
★★★★★
I was about to go with another company for this refinance no cash out until I received a call from this Adam McCormick. He was so knowledgeable and made me feel very comfortable with this process. Adam is knowledgeable ,courteous, understanding and has a real passion and patience for people. 👍We are at the closing. Thank you Adam McCormick!!
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Peter Jenkins
★★★★★
My situation had its difficulties. Justin was confident and persistent through the process and we the got the result
D
Dale Samuel
★★★★★
Mark has been very professional and has been very respectful to my wife and myself.
Mark has shown that genuine human qualities and really worked with us and for us.
This actually been a pleasure to get to know Mark.
J
James Fields
★★★★★
Outstanding Service and support from a truly Customer Oriented Agent! My pleasure to have worked with Mr. MCcormick.! Would follow him to next source if necessary. He is concerned in an outstanding balanced way. My pleasure to?know and do Business with him and The Bank!
JFields
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Rose Stone-Stewart
★★★★★
Texana Bank was there for us throughout the entire process. Their personableness, as well, their professionalism. As a financial institution it was nice to know that while obtaining a loan, we had a safe place to relay. They are absolutely “by the book” and at the same time makes the process easier to participate. The hospitality and genuine concern as clients was overwhelming of which we will always consider Texana Bank first, before mostly any other financial institution.
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Mitchell Morris
★★★★★
Greg was awesome and the process was simple. I have nothing but the highest praise for the process and for Greg himself. Thank you.
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Ronald Bylsma
★★★★★
Best refi experience of our lives, Andre was very knowledgeable and always kept us calm when things got stressful. Would recommend Mr. Andre Floyd to anyone looking for a great lending officer!
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Dejan Jajcevic
★★★★★
I’ve worked with mini bankers before and I used to do them over a decade ago myself and my experience that I had with Chad was nothing short of phenomenal. He is a wonderful Banker does a very diligent job and did not miss any moments of reassuring me where my loan was and closing I couldn’t say enough good things about him and I hope if I ever need to go through this stressful process again he is still in business to take care of me
J
James Reaves
★★★★★
Adam is awesome super friendly easy to work with always aware of what’s going on and keeps you informed which is great.
L
Lesli Hopkins
★★★★★
Lynette is absolutely awesome to work with! She takes the time to make you comfortable with the process and answers any questions completely and accurately
B
Bobby Strickland
★★★★★
Andre Floyd was ABSOLUTELY AMAZING. I just love working with him.
A
Abraham Sanchez
★★★★★
Working with Greg Darlin has been an awesome experience. An honest and sincere individual. He is to the point and very very knowledgeable. I appreciate the fact that he didn’t try to give me the run around and through the entire process I learned a few things. Thank you.
Ready to Scale Your Portfolio?
Whether you're refinancing existing rentals to pull equity or acquiring your next investment property, our investor specialists are here to help.
