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Investment property

DSCR and investmentproperty loans in Virginia

Build your portfolio with DSCR. Qualify on rental income potential, not personal income.

Get pre-qualifiedSee DSCR tiers

How I help with investing

  • DSCR loans that qualify based on rental income potential.
  • Multiple tiers available to match your property's cash flow.
  • Expert help with financing rental and investment properties.

No commitment required · Free consultation

What is a DSCR loan?

DSCR stands for debt-service coverage ratio, commonly rental income divided by the property’s PITIA (principal, interest, taxes, insurance, and association dues). Choice DSCR financing focuses on the property’s cash-flow potential rather than your personal W-2 income, which can help investors scale a rental portfolio when the numbers work.

Choice DSCR Product

1

Tier 1

DSCR 1.25+

Most favorable terms for strong rental income properties. Available with 30 Year Fixed (Standard and Interest Only) and 5/6 ARM options.

  • • Up to 80% LTV
  • • Credit scores from 660-740+
  • • Up to $2.5M loan amount
  • • Interest Only available
2

Tier 2

DSCR 1.00-1.24

Solid option for properties with good rental income. Same loan options as Tier 1 with slightly adjusted terms.

  • • Up to 75% LTV
  • • Credit scores from 660-740+
  • • Up to $2.5M loan amount
  • • Interest Only available
3

Tier 3

DSCR 0.75-0.99

Options for properties with lower rental income. More conservative terms but still accessible.

  • • Up to 70% LTV
  • • Credit scores 700-740+
  • • Up to $2M loan amount
  • • Fixed and ARM only

Key Features

No Personal Income Required

Qualification based solely on property rental income potential

Multiple Property Types

Single-family, 2-4 units, condos, PUDs, and townhouses

Flexible Loan Terms

30 Year Fixed, Interest Only, and 5/6 SOFR ARM options

High Loan Amounts

Up to $2,500,000 ($1,500,000 for Foreign Nationals)

Short-Term Rentals

12-month average with 20% expense factor (refinance only)

All Channels

Available through Retail, Wholesale, and Correspondent channels

Product Summary

Available Products

DSCR 1.25+

  • • Choice DSCR Tier 1 30 Year Fixed
  • • Choice DSCR Tier 1 30 Year IO Fixed
  • • Choice DSCR Tier 1 5/6 SOFR ARM
  • • Choice DSCR Tier 1 5/6 SOFR IO ARM

DSCR 1.00-1.24

  • • Choice DSCR Tier 2 30 Year Fixed
  • • Choice DSCR Tier 2 30 Year IO Fixed
  • • Choice DSCR Tier 2 5/6 SOFR ARM
  • • Choice DSCR Tier 2 5/6 SOFR IO ARM

DSCR 0.75-0.99

  • • Choice DSCR Tier 3 30 Year Fixed
  • • Choice DSCR Tier 3 5/6 SOFR ARM

Loan Amounts

Minimum Loan Amount

  • • DSCR ≥ 1.0: $75,000
  • • DSCR 0.75-0.99: $250,000

Maximum Loan Amount

  • • Standard: $2,500,000
  • • Foreign National: $1,500,000

DSCR Calculation

DSCR = Gross Rental Income ÷ PITIA

(Principal, Interest, Taxes, Insurance, HOA)

Income Sources

  • • Executed lease agreement
  • • Market rent (Form 1007/1025)
  • • Short-term rental income*

*12-month average with 20% expense factor (refinance only)

Eligibility Requirements

Eligible Property Types

  • Single-family residences (attached/detached)
  • 2-4 unit properties
  • PUDs (attached/detached)
  • Townhouses
  • Warrantable & Non-warrantable condos
  • Up to 5 acres maximum

Eligible Borrowers

  • U.S. Citizens
  • Permanent Resident Aliens
  • Non-Permanent Resident Aliens
  • Foreign Nationals (Tier 1 & 2 only)
  • First-time investors. Credit requirements depend on the program and lender overlays. Ask your loan officer.
  • Inter-Vivos Revocable Trusts
  • LLCs, Partnerships, Corporations (for vesting)

Key Requirements

  • Non-Owner Occupied only
  • Business Purpose Certification required
  • Rent loss insurance required
  • Manual underwriting required
  • Eligibility review required
  • Reserves required (3-6 months PITIA)

Sample loan-to-value ranges. Confirm the current matrix with your loan officer.

Loan AmountLTVCLTVPurposeUnitsOccupancyCredit Score
$1,500,00080%80%Purchase/R&T1-4N/O/O740
$1,500,00080%80%Purchase/R&T1-4N/O/O700
$1,500,00075%75%Purchase/R&T1-4N/O/O680
$1,500,00075%75%Purchase/R&T1-4N/O/O660
$2,000,00075%75%Purchase/R&T1-4N/O/O700
$2,000,00070%70%Purchase/R&T1-4N/O/O680
$2,500,00070%70%Purchase/R&T1-4N/O/O700
$2,500,00065%65%Purchase/R&T1-4N/O/O680
$1,500,00075%75%Cash Out1-4N/O/O740
$1,500,00075%75%Cash Out1-4N/O/O700
$2,000,00070%70%Cash Out1-4N/O/O700
$2,500,00065%65%Cash Out1-4N/O/O700

Note: Interest Only loans: Max 75% LTV/CLTV. Foreign Nationals: Max $1,500,000, Max 70% LTV Purchase/R&T; Max 60% LTV Cash Out (use 660 score). Non-Warrantable Condos: Max 75% LTV. Unleased Properties (refinance only): Max 70% LTV.

Guidelines as of October 20, 2026, subject to change. Confirm with your loan officer.

Why Choose Choice DSCR?

No Personal Income

Qualify based on rental income potential, not your personal income

High Loan Amounts

Borrow up to $2,500,000 to finance your investment properties

Portfolio Growth

Multiple property options to help you build and expand your portfolio

Flexible Terms

Choose from fixed, interest-only, or ARM products to match your strategy

Key facts for investors

Investment property FAQ

How DSCR financing works for rental properties.

  • What does DSCR mean?

    DSCR (debt-service coverage ratio) compares a property’s rental income to its housing payment (often PITIA). A higher DSCR generally means stronger cash flow relative to the loan payment.

  • Do I need personal income documentation for Choice DSCR?

    Choice DSCR paths are designed to qualify based on the property’s rental income potential rather than traditional personal income underwriting. Exact documentation depends on the scenario and tier.

  • What DSCR tiers are available?

    We offer Tier 1 (DSCR 1.25+), Tier 2 (1.00 to 1.24), and Tier 3 (0.75 to 0.99), with terms that generally become more conservative as DSCR decreases.

  • Can I use DSCR for a primary residence?

    DSCR products are for investment and rental properties, not primary residences. If you are buying a home to live in, start with purchase or first-time homebuyer options.

  • How is rental income estimated?

    Underwriting typically looks at lease income and/or market rent support for the subject property. Your loan officer will explain what applies to your file.

  • When should I get started?

    If you already have a property under contract or a clear acquisition target, get pre-qualified early so financing terms and reserves are clear before you commit.

Plain-language guides for Virginia borrowers, with official sources.

Prefer to talk? Call 571-648-7881 or send a message