Looking for advice from Mortgage Broker/Lenders that work with investors
Member since 2026 · 1 post · 3 votes
Looking for advice from Mortgage Broker/Lenders that work with investors
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Member since 2023 · 348 posts · 190 votes
7moHi Nick,
You might want to look into DSCR loans for rental properties. They're designed specifically for investors and are based on the property's cash flow rather than your personal income, so lenders mainly look at whether the rent can cover the debt (the DSCR). A lot of investors use them for both LTR & STR's because they're usually quicker and don't require the same income documentation as conventional loans.
Not every mortgage broker works with them, which might be why you’re running into a wall if you’re calling shops that mainly do primary homebuyers.
I'll shoot you a message.
20 Replies
- 7moStacy RaskinBusiness MemberLender · Member since 2022 · 1k+ posts · 508 votes
It's possible to do a cash out refinance on the short term renal (STR) that is structured with the short term rental history. Loan amounts / LTVs will depend on various factors including borrower credit score. There are specific investor programs for this. I'll send a message. Happy to connect to discuss further.
Bright Skyline518 Reviews - 7moCorby GoadeBusiness MemberInvestor · Boise, ID · Member since 2014 · 3k+ posts · 3k+ votes
I've never heard a lender say they don't work with investors. Can you tell us more about what you are trying to do? Maybe you are looking for a niche product?
- 7moScott WolfPro MemberLender · Boca Raton, FL · Member since 2014 · 1k+ posts · 958 votes
Quote from @Nick Karczynski:
I have had a short term rental property for about 4 years now and currently trying to find a way to purchase another property for a long term rental. I have called numerous Mortgage brokers but all work with non-investors/primary homebuyers. I thought to post in this forum and possibly find somewhere else to look considering I'm definitely looking in the wrong pool. Thanks!
Hey Nick, we're direct lenders. How can I help?
- 7moErik EstradaBusiness MemberLender · Member since 2022 · 6k+ posts · 1k+ votes
Quote from @Nick Karczynski:
I have had a short term rental property for about 4 years now and currently trying to find a way to purchase another property for a long term rental. I have called numerous Mortgage brokers but all work with non-investors/primary homebuyers. I thought to post in this forum and possibly find somewhere else to look considering I'm definitely looking in the wrong pool. Thanks!
Happy to connect! What kind of advice were you looking for?
LuxePrivate Investments LLC 572 Reviews - Lender · NY · Member since 2026 · 5 posts · 0 votes7mo
You're right to say your speaking to the wrong people. Some Mortgage brokers just focus on primary home loans. You'll want to talk with a few different MLOs who focus on dealing with investors, as that will give you the best understanding of the landscape.
- Member since 2023 · 348 posts · 190 votes7mo
Hi Nick,
You might want to look into DSCR loans for rental properties. They're designed specifically for investors and are based on the property's cash flow rather than your personal income, so lenders mainly look at whether the rent can cover the debt (the DSCR). A lot of investors use them for both LTR & STR's because they're usually quicker and don't require the same income documentation as conventional loans.
Not every mortgage broker works with them, which might be why you’re running into a wall if you’re calling shops that mainly do primary homebuyers.
I'll shoot you a message.
- 7moJ CastroBusiness MemberLender · Florida · Member since 2025 · 698 posts · 253 votes
Hey @Nick Karczynski, welcome to BP!
Congrats on successfully running your short-term rental for the past few years—that’s a great foundation to build from.You’re right that many traditional mortgage brokers primarily focus on primary homebuyers, which can make it frustrating for investors looking to finance additional rental properties. The good news is there are investor-focused loan programs specifically designed for situations like yours.
Many real estate investors use DSCR (Debt Service Coverage Ratio) loans, which qualify the loan primarily based on the property’s rental income rather than your personal income. These programs are commonly used for both long-term rentals and short-term rental properties, making them a great option when expanding a portfolio.
At JCREIG Capital Funding, we work specifically with real estate investors and help finance rental properties, short-term rentals, fix & flips, and other investment deals. If you’d like, I’d be happy to point you in the right direction and discuss what options might work best for your next purchase.
Wishing you continued success with your investing!
- Investor · Get yourself trained before doing something inadvisable. · Member since 2024 · 3k+ posts · 1k+ votes7moA smart guy doesn't need lenders. He uses the seller as his lender. It's okay to ask "how".
Quote from @Nick Karczynski:
I have had a short term rental property for about 4 years now and currently trying to find a way to purchase another property for a long term rental. I have called numerous Mortgage brokers but all work with non-investors/primary homebuyers. I thought to post in this forum and possibly find somewhere else to look considering I'm definitely looking in the wrong pool. Thanks!
- Member since 2026 · 10 posts · 0 votes7mo
We have REI hard monet at a 65% LTV and Equipment financing at a 100% LTV.
Here is our program and recently closed deals (We have $500M to deploy, and a great referral program):
https://docs.google.com/document/d/1mFrzf1mi-9SVCuLLPbtX_Y0zQCba8_BB/edit?usp=sharing&ouid=116049151608583411546&rtpof=true&sd=true - 7moAndrew GlissonBusiness MemberProperty Manager · Memphis · Member since 2026 · 135 posts · 95 votes
Call around to local banks and ask for the commercial team... they will either help you or know peers who can. Loan terms are generally 5 year term / 20+ am / low cost to close / 75-80% ltv / and prime + .25. Can find mortgage brokers here that will do it... closing fees are generally high.. just have to model it.
- Member since 2021 · 82 posts · 79 votes7mo
@Nick Karczynski — you're not looking in the wrong pool, you're just calling the wrong type of shop. Here's exactly why and what to do instead.
Why conventional brokers keep saying no:
Most retail mortgage brokers work with Fannie Mae/Freddie Mac conventional products. Those programs cap you at 10 financed properties total (used to be 4 before the 2009 rule change), require full W-2/tax return income documentation, and the underwriting gets progressively harder after property #2. If you already have a primary residence and an STR, you're at 2 — not disqualifying, but many retail originators simply don't know how to structure investor files and won't bother learning for one deal.
The 4 loan products you should actually be shopping:
1. DSCR Loans (Debt Service Coverage Ratio) — Katie and J Castro mentioned these, and they're right. These qualify based on the property's income, not yours. The lender looks at whether projected rent covers the mortgage payment (typically wants a 1.0-1.25x ratio). No tax returns, no W-2s, no DTI calculation. Most close in 21-30 days. Rates run 1-2% above conventional but the speed and simplicity are worth it for investors. Several responders here offer these.
2. Conventional Investment Property Loan — If your personal income/DTI supports it, a standard Fannie/Freddie investment property loan at 75-80% LTV still gives you the best rate. You need 15-25% down. The trick: call a mortgage broker (not a bank loan officer) who does volume with investors. Ask specifically: "How many investment property loans did you close last quarter?" If the answer is less than 5, move on.
3. Local/Community Bank Portfolio Loans — Andrew's advice is solid. Small banks and credit unions keep loans on their own books ("portfolio" lending) and can be flexible. They'll look at your full picture — existing STR income, reserves, experience. Typical terms: 5-year ARM, 20-25 year amortization, 75-80% LTV. Lower closing costs than DSCR. Call the commercial lending department, not residential.
4. Cash-Out Refi on Your Existing STR → Buy the LTR — If your STR has appreciated over 4 years, you may be sitting on equity you can pull out. Stacy mentioned this. A DSCR cash-out refi on the STR (using
Airbnb/VRBO income history) gives you the down payment for the LTR without touching your personal savings. Two birds, one refi.
What nobody in this thread mentioned:
- Your 4 years of STR history is an asset. Lenders who work with investors will use your Airbnb/VRBO income statements (1099s, payout reports) as qualifying income. Some conventional lenders now accept
Schedule E rental income averaged over 2 years. Don't let anyone tell you STR income "doesn't count."
- Seller financing is a real option — Ken hinted at this. For the right deal, you can negotiate seller financing (the seller acts as the bank). No qualifying, no appraisal, terms are negotiable. Works especially well with tired landlords selling LTR properties. Ask every listing agent: "Would the seller consider carrying a note?"
- House hack angle — If you'd consider living in one unit of a duplex/triplex, you can buy with an FHA loan at 3.5% down or conventional at 5% down as a primary residence, then rent the other units. Lowest barrier to entry and you can move out after 12 months.
The action plan:
1. Get your STR's trailing 12-month income report from Airbnb/VRBO
2. Pull your own credit (Credit Karma is fine for a snapshot)
3. Call 3 DSCR lenders (several offered in this thread) AND 2 local community banks
4. Compare: rate, closing costs, time to close, prepayment penalty
5. Run the numbers on a cash-out refi of your STR — you might fund the entire down payment from existing equity
You've got 4 years of operator experience. That puts you ahead of 90% of first-time investors. The financing is the easy part once you're talking to the right people.
- Lender · Marlboro, NJ · Member since 2025 · 243 posts · 150 votes7mo
There are definitely lenders that specialize in working with investors, you’re probably just running into brokers that focus mostly on primary homebuyers. Investor loans are usually structured a bit differently depending on the property and strategy.
For long term rentals, a lot of investors look at DSCR loans where the property income is used to qualify the deal rather than personal DTI. Some lenders will also still do conventional financing depending on how many properties you already own.
Since you already have an STR and are looking to add a long term rental, it shouldn't be difficult to find financing as long as the numbers support the property.
Happy to point you in the right direction if you want to share a little more about the property you’re considering!
- Investor · Austin, TX · Member since 2021 · 497 posts · 127 votes6mo
You're definitely looking in the right place now.
The brokers you've been calling work with W-2 borrowers using personal income to qualify — that model doesn't fit investors well, especially with an existing STR on your profile.
What you actually need is a DSCR loan. It qualifies based on the rental income of the property you're buying, not your personal income or tax returns. Your existing STR doesn't hurt you — it actually strengthens your borrower profile as an experienced investor.
This is exactly what I do. Happy to walk you through what a DSCR loan looks like for your next long-term rental and get you a quick read on terms.
DM me or drop a reply here — what state are you looking to buy in?
- Lender · Member since 2021 · 495 posts · 130 votes6moA DSCR loan using short term rents to qualify could be a good option. We do these often for clients. If I can help with questions, please reach out.
Quote from @Nick Karczynski:
I have had a short term rental property for about 4 years now and currently trying to find a way to purchase another property for a long term rental. I have called numerous Mortgage brokers but all work with non-investors/primary homebuyers. I thought to post in this forum and possibly find somewhere else to look considering I'm definitely looking in the wrong pool. Thanks!
- 5moVijay FriedmanBusiness MemberMiami, FL · Member since 2026 · 766 posts · 123 votes
Quote from @Nick Karczynski:
I have had a short term rental property for about 4 years now and currently trying to find a way to purchase another property for a long term rental. I have called numerous Mortgage brokers but all work with non-investors/primary homebuyers. I thought to post in this forum and possibly find somewhere else to look considering I'm definitely looking in the wrong pool. Thanks!
If you already have a short-term rental with 4 years of history, you may be talking to the wrong type of mortgage broker.
For another investment property, I’d look at investor-focused lenders or brokers who regularly work with:
- DSCR loans
- non-QM investor loans
- STR income documentation
- long-term rental purchase financing
- LLC/business-purpose loans
A lot of traditional brokers focus mostly on owner-occupied or conventional investment loans, so they may not be familiar with DSCR or investor cash-flow based programs.
If the new property will be a long-term rental, the lender will mainly look at expected rent, purchase price, taxes, insurance, FICO, reserves, and down payment.
- Member since 2024 · 144 posts · 28 votes3mo
You are definitely looking in the consumer retail pool. Retail brokers lean on standard DTI limits, making it highly difficult to scale or leverage short-term rental revenue effectively.You need to pivot to the Non-QM and commercial lending space.
Reach out to specialized business-purpose lenders and ask specifically for their DSCR (Debt Service Coverage Ratio) loan programs. These commercial programs qualify you based entirely on the property's rental income rather than your personal W-2 income, and true investor lenders will know exactly how to evaluate your existing short-term rental cash flow to help you expand into long-term assets
- Lender · Member since 2025 · 36 posts · 7 votes3mo
Hey Nick! As others have mentioned, you'll want to look at DSCR Loans from business purpose lenders. These loans are typically less doc heavy and have quicker closings than the mortgage lenders you've probably been reaching out to.
Having a short-term rental is more than enough experience to be eligible for those.
Let me know if you have any questions or want to connect.
- 3moRobin SimonBusiness MemberLender · Austin, TX · Member since 2022 · 5k+ posts · 4k+ votes
Quote from @Mills Thumser:
Hey Nick! As others have mentioned, you'll want to look at DSCR Loans from business purpose lenders. These loans are typically less doc heavy and have quicker closings than the mortgage lenders you've probably been reaching out to.
Having a short-term rental is more than enough experience to be eligible for those.
Let me know if you have any questions or want to connect.
Agreed!
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