Looking for 80%-85% Cash Out Refi in Alabama
Investor · Huntsville AL · Member since 2026 · 2 posts · 1 vote
Looking for 80%-85% Cash Out Refi in Alabama
11 Replies
- 3moRobin SimonBusiness MemberLender · Austin, TX · Member since 2022 · 5k+ posts · 4k+ votes
I recommend @Zach Edelman and Harpoon Capital - he can go to 80% on the Cash-Out Refi, you aren't likely to find 85% Cash-Out DSCR anywhere. He's also done a bunch of recent deals in Huntsville too
Harpoon Capital514 Reviews - Investor · Huntsville AL · Member since 2026 · 2 posts · 1 vote3mo
Thanks, Robin I just sent him a note!
- 3moRobin SimonBusiness MemberLender · Austin, TX · Member since 2022 · 5k+ posts · 4k+ votes
Quote from @Charles Sims:
Thanks, Robin I just sent him a note!
It actually sounds like hes having some technical issues on here - do you mind shooting him an e-mail at [email protected] or call/text 914-721-5219
Harpoon Capital514 Reviews
- 3moReginald TrussPro MemberLender · Toledo, OH · Member since 2015 · 1k+ posts · 96 votes
Hi,
I may be able to help. One of my lending partners has DSCR cash-out programs that can exceed what many lenders are currently offering, depending on credit, seasoning, appraisal, and DSCR coverage.
A few quick questions:
• How long have you owned the property?
• What is your credit score range?
• Is the property titled in your personal name or an LLC?
• Are you working with any other lenders currently?
• What county is the property located in?Based on the numbers you provided ($240K ARV, $144K payoff, and $1,900/month lease), this appears to be a strong candidate for an investor cash-out refinance.
Feel free to send me a direct message with the property address and I can see which of my lending partners would be the best fit.
Reginald "Loan Father" Truss
Business & Real Estate Funding Solutions
www.LoanFather.com - Member since 2026 · 129 posts · 21 votes3mo
Quote from @Charles Sims:
Looking for lender recommendations for a DSCR cash-out refinance on a recently renovated SFR in North Alabama.
Purchased for about $100k and put roughly $60k into renovations. Rehab is complete and I have a signed lease at $1,900/month. Based on comps and conversations with lenders, I expect the property to appraise in the mid-$200s.
Most lenders I've spoken with are capping cash-out at 75–76.5% LTV. I'm trying to find out whether anyone is actively doing 80–85% cash-out DSCR loans and, if so, who they're using.
If you've closed something similar recently, I'd appreciate any lender recommendations, along with any seasoning or underwriting requirements you ran into.
Thanks!
Looking for 80%-85% cash out refi on a property. Owe about $144k. ARV around $240k. Lease signed for $1900.
Strong value-add project. A completed rehab, signed lease, and significant equity position can create additional financing options depending on the overall scenario. We review DSCR cash-out refinance opportunities on a case-by-case basis. Feel free to send me a direct message if you'd like to discuss the details.
- 3moVijay FriedmanBusiness MemberMiami, FL · Member since 2026 · 766 posts · 123 votes
Quote from @Charles Sims:
Looking for lender recommendations for a DSCR cash-out refinance on a recently renovated SFR in North Alabama.
Purchased for about $100k and put roughly $60k into renovations. Rehab is complete and I have a signed lease at $1,900/month. Based on comps and conversations with lenders, I expect the property to appraise in the mid-$200s.
Most lenders I've spoken with are capping cash-out at 75–76.5% LTV. I'm trying to find out whether anyone is actively doing 80–85% cash-out DSCR loans and, if so, who they're using.
If you've closed something similar recently, I'd appreciate any lender recommendations, along with any seasoning or underwriting requirements you ran into.
Thanks!
Looking for 80%-85% cash out refi on a property. Owe about $144k. ARV around $240k. Lease signed for $1900.
@Charles Sims
Nice BRRRR project. Congrats on getting the rehab finished and the property leased. The leverage you're looking for is definitely the biggest hurdle, but hopefully someone can point you toward a lender that fits your seasoning and cash-out goals. - Member since 2026 · 232 posts · 35 votes3moHey we're not in Alabama yet but we run a system that pulls distressed stuff before it hits MLS across a few markets. Curious what you're seeing up there in North AL, market's been moving. If you end up sourcing deals beyond your own rehabs, worth a conversation.
- Gretna, LA · Member since 2026 · 8 posts · 1 vote3mo
Charles, that is a strong North Alabama deal. A $100K purchase, about $60K in rehab, a signed lease at $1,900 a month, and an appraisal expectation in the mid-$200s puts you in a solid equity position. The 75-76.5% LTV cap you keep running into is standard across most DSCR shops right now, but there are lenders who will go to 80% (and occasionally 85% with the right profile) on a cash-out refi, especially once you are past the standard seasoning window most investors run into on a rehab-to-refi.
A few things tend to move the needle toward a higher LTV approval: a DSCR (rent divided by PITIA) comfortably above 1.0 on that $1,900 lease, a clean appraisal backed by solid comps (not just an as-is value), and reserves on hand to cover several months of payments. Some lenders will also want a full 12-month seasoning period if you are pulling cash out above 75%, so it is worth having your closing date and rehab completion date ready to walk through with whoever you talk to.
I have worked DSCR and cash-out refi files for over 5 years, and the honest answer is I would need to run your actual numbers against current rate sheets and LTV tiers to tell you whether 80-85% is realistic on this specific property versus the 76.5% you are being quoted. General forum guidance can only get you so far.
If you would like to run the numbers together, grab a spot on my calendar for a free Mortgage Clarity Conversation and I will tell you plainly where you land: https://api.leadconnectorhq.com/widget/bookings/talk-with-ch...
No pressure either way, just glad to be a resource if it helps.
To your success, Charles Parharm, Mortgage Loan Advisor, NMLS #1413036
- 3moErik EstradaBusiness MemberLender · Member since 2022 · 6k+ posts · 1k+ votes
Quote from @Charles Sims:
Looking for lender recommendations for a DSCR cash-out refinance on a recently renovated SFR in North Alabama.
Purchased for about $100k and put roughly $60k into renovations. Rehab is complete and I have a signed lease at $1,900/month. Based on comps and conversations with lenders, I expect the property to appraise in the mid-$200s.
Most lenders I've spoken with are capping cash-out at 75–76.5% LTV. I'm trying to find out whether anyone is actively doing 80–85% cash-out DSCR loans and, if so, who they're using.
If you've closed something similar recently, I'd appreciate any lender recommendations, along with any seasoning or underwriting requirements you ran into.
Thanks!
Looking for 80%-85% cash out refi on a property. Owe about $144k. ARV around $240k. Lease signed for $1900.
Hey Charles,
Were you able to locate a lender?
LuxePrivate Investments LLC 572 Reviews - Lender · Nationwide · Member since 2024 · 76 posts · 24 votes3mo
Quote from @Charles Sims:
Looking for lender recommendations for a DSCR cash-out refinance on a recently renovated SFR in North Alabama.
Purchased for about $100k and put roughly $60k into renovations. Rehab is complete and I have a signed lease at $1,900/month. Based on comps and conversations with lenders, I expect the property to appraise in the mid-$200s.
Most lenders I've spoken with are capping cash-out at 75–76.5% LTV. I'm trying to find out whether anyone is actively doing 80–85% cash-out DSCR loans and, if so, who they're using.
If you've closed something similar recently, I'd appreciate any lender recommendations, along with any seasoning or underwriting requirements you ran into.
Thanks!
Looking for 80%-85% cash out refi on a property. Owe about $144k. ARV around $240k. Lease signed for $1900.
Hey Charles,
Congrats on completing the rehab! A $1,900 lease on a ~$240k valuation is a fantastic position to be in.
You're hitting a common roadblock: most institutional DSCR lenders cap cash-out refinances at 75% LTV to manage risk, especially on single-family homes. However, 80% LTV cash-out DSCR loans absolutely exist in today's market—they just require a portfolio lender or a non-QM outlet that handles their own balance sheet risk rather than selling directly to standard agency pools.
With your $1,900 rent against a ~$240k valuation, your Debt Service Coverage Ratio (DSCR) is going to be incredibly strong, which is exactly what makes you a prime candidate for an 80% exception. The main things to watch out for at 80% LTV will be:
- Seasoning: Some 80% programs require 6 months on title to use the new appraised value (ARV) instead of the purchase + rehab cost, though some can stretch it to 90 days with solid line-item receipts.
- Prepayment Penalties: Standard is 3-2-1, but you can sometimes buy these down.
I work on these types of leverage plays daily. I'll send you a DM with some specific numbers on how we structure 80% LTVs so you can compare options!
- 3moReginald TrussPro MemberLender · Toledo, OH · Member since 2015 · 1k+ posts · 96 votes
Hi Charles,
Just wanted to follow up on your post from a few weeks ago regarding the DSCR cash-out refinance on your Huntsville property.
I wasn't sure if you were able to secure financing or if you're still exploring options. If you're still looking, I'd be happy to take another look at the scenario.
If you can send me the property address (or county), along with your estimated credit score range and how long you've owned the property, I'll see if one of my lending partners has a program that fits what you're trying to accomplish.
Either way, I hope the project is going well.
Regards,
Reginald "Loan Father" Truss
Business & Real Estate Funding Solutions
www.LoanFather.com
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