Last updated February 2026
You've built a portfolio of rental properties. Conventional lending stops you at 4-10 properties. DSCR loans let you scale unlimited.
Licensed in all 50 states | NMLS #2522494 | English and Vietnamese | Phone: 832-997-1527
You're experienced. You understand cash flow. You've got 6, 8, maybe 12 rental properties generating solid income. But when you call your conventional lender to finance another deal, they hit you with the same response: "We can only do 4-10 properties for you. We need your full income documentation. And no, we can't close in your LLC."
This is where most investor dreams stall out.
Conventional lending was designed for owner-occupants buying one or two homes. Once you own more than 4-10 properties, conventional lenders treat you like a commercial borrower, demanding massive documentation, personal guarantees, and full income verification. They ignore what every investor knows: your rental income is more reliable than W-2 income. A 3-unit property with consistent tenants and positive cash flow is a safer bet than an employee with a job.
The conventional loan ceiling hits you at exactly the moment you're ready to scale. You can't close in your LLC to protect your assets. You can't show just the rental income from each property. You can't get past their arbitrary 4-10 property cap.
That's where DSCR loans step in.
DSCR stands for Debt Service Coverage Ratio, and it's the key that unlocks unlimited investment property financing.
Instead of looking at your personal W-2 income, your employment history, or your full tax return, DSCR lenders qualify you based on one metric: the rental income your property generates divided by the total debt payments (mortgage, taxes, insurance, HOA).
That's it.
If your rental property cash flow supports the loan payment, you qualify. It's that simple.
We don't need your W-2s, 1099s, or employment letters. Your rental income speaks for itself. If the property cash flows, you qualify.
No arbitrary 4-10 property cap. Own 8 properties? Own 15? Own 25? DSCR loans scale with your portfolio. Every property gets evaluated on its own cash flow.
Protect your assets. Close the property in your LLC or trust, not in your personal name. Your loan documents and deed match your liability structure.
Traditional lenders won't touch Airbnb properties. DSCR lenders understand short-term rental income. Bring us your Airbnb, VRBO, or furnished STR properties.
Already own a property free and clear? Refinance it as a rental, pull out your equity, and use cash for your next down payment. No cash-out penalty.
Lower monthly payments during the hold period, higher cash flow. Switch to principal + interest later when you're ready. Maximum flexibility for your strategy.
From application to closing in 21-30 days on average. We understand investor timelines. When you find a deal, you move fast.
See why investors are switching from conventional lending to DSCR financing.
| Feature | Conventional Loan | DSCR Loan |
|---|---|---|
| Maximum Properties Financed | 4-10 properties | 10+ unlimited |
| Income Documentation Required | Full personal tax returns, W-2s, 1099s | Rental income only (lease + bank statements) |
| LLC Closing | Not available | Yes, close in LLC name |
| Short-Term Rentals (Airbnb/VRBO) | Denied | Approved |
| Qualification Method | Personal income + credit | Property cash flow (DSCR ratio) |
| Time to Close | 45-60 days | 21-30 days |
| Lender Attitude Toward Investors | "You're overextended" | "Show us the cash flow" |
James is a self-employed contractor in the Houston area. He'd built a solid rental portfolio: 3 single-family homes generating $1,200-$1,500/month each. Solid cash flow, but his personal income was inconsistent, some months great, some months slow. His conventional lender saw the inconsistency and said no to any new loans.
He was stuck. He found deals. He had cash for down payments. But he couldn't get financing because his W-2 income didn't show enough to qualify for more loans.
James contacted Lock It Mortgage and switched to DSCR loans. Instead of proving his personal income (which was volatile), we looked at his rental cash flow. Each property was generating $1,200-$1,500/month. With a 1.25 DSCR ratio requirement, he qualified.
James isn't held back by lender caps anymore. He finds deals. He closes them. His portfolio grows.
This is what investor-friendly lending looks like.
Brandon Huynh is a mortgage loan officer who specializes in one thing: getting deals done for real estate investors who don't fit into conventional boxes.
With NMLS #2522494 and licensing across all 50 states, Brandon works exclusively with non-QM loans, including DSCR, bank statement, foreign national financing, and other loan programs that conventional lenders don't understand.
He's closed over $200M in investment property loans for clients scaling 8, 12, 15+ property portfolios. He speaks English and Vietnamese, reflecting the Houston real estate community he serves.
Brandon's philosophy is simple: Your rental income is real. Your strategy is sound. You shouldn't be penalized because you don't fit a conventional loan box.
Most DSCR lenders require a minimum DSCR ratio of 0.75 to 1.25, depending on the loan program and your profile. DSCR is calculated as annual rental income divided by annual debt service (mortgage payment, taxes, insurance, HOA). For example, if your property generates $24,000/year in rental income and your total annual debt is $18,000, your DSCR is 1.33. Most programs want to see a minimum of 1.0 or higher, though some investors with strong reserves can qualify as low as 0.75. The higher your DSCR, the better your rate and terms typically are.
Yes, absolutely. This is one of the biggest advantages of DSCR financing over conventional loans. Traditional lenders won't touch Airbnb properties or furnished short-term rentals because the income streams don't match conventional guidelines. DSCR lenders understand that Airbnb and VRBO properties generate strong cash flow. We'll review your last 2 years of Airbnb statements, average nightly rate, occupancy percentage, and annual income to qualify you. Many investors are financing successful STR properties with DSCR loans while conventional lenders keep saying no.
There is no arbitrary property cap with DSCR financing. Unlike conventional loans that cap out at 4-10 properties, DSCR programs have no maximum. Each property is evaluated on its own cash flow and DSCR ratio. We've financed investors with 8, 12, 15, and even 20+ property portfolios using DSCR loans. The limiting factor is always the property's cash flow and your reserves, never a lender-imposed property count.
Yes, this is one of the core benefits of DSCR lending. You can close the property deed and loan in your LLC name, trust, or other business entity, not in your personal name. This provides asset protection and aligns your loan structure with how serious investors actually operate. We handle the LLC documentation, the lender underwriting, and the closing process to make sure everything matches your legal structure.
You've built a successful rental business. You understand cash flow. You've got deals waiting to close. The only thing slowing you down is finding a lender who understands your strategy.
Reach out directly:
Phone: 832-997-1527
Email: [email protected]
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