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The Investor Financing Playbook

DSCR, Portfolio, and Cash-out Strategies for Scaling Rentals.

20-page PDF Real estate investors buying 1–4 unit rentals.

What’s Inside

  • Choosing between DSCR and conventional
  • Structuring purchases in an LLC
  • Reading a rent survey and DSCR calculation
  • Cash-out refinances to redeploy equity
  • Growing beyond 10 financed properties

Key Takeaways

  • DSCR quick-check formula
  • A cash-flow tracker template
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Chapter Previews

The full PDF includes worksheets, checklists, and printable versions. Here’s a look at what’s inside each chapter.

Chapter 1

Choosing Between DSCR and Conventional

For investors, the choice comes down to how many properties you already have and whether personal income helps or hurts.

Conventional investor loans qualify you on your personal DTI - every mortgage, every car payment, every credit card. DSCR (Debt Service Coverage Ratio) loans qualify the property itself: if the rent covers the payment, the loan works, regardless of your personal income. For investors with 4+ properties, DSCR is almost always the answer.

  • Conventional - 15–25% down, best rate, but each property adds DTI drag
  • DSCR - 20–25% down, +0.75–1.5% rate, no personal income used
  • Portfolio - held by the lender, custom terms for 10+ property investors
Chapter 2

Reading a Rent Survey and DSCR Calculation

DSCR = Monthly Rent / Monthly PITI. Above 1.0 = property covers itself. Above 1.25 = best pricing.

Example: $325,000 Rental Purchase
Purchase price
$325,000
25% down payment
$81,250
Loan amount at 7.5%
$243,750
Monthly PITI
$2,180
Market rent (per 1007 survey)
$2,700
DSCR ratio
1.24

A DSCR above 1.20 typically qualifies for standard pricing tiers.

Some DSCR lenders now approve down to 0.75 DSCR with a higher rate and larger down. Useful for high-appreciation markets where cash flow is thin.

Chapter 3

Structuring Purchases in an LLC

DSCR loans can close in an LLC. Conventional cannot. Structuring matters for liability and future scaling.

  • DSCR loans close in either your personal name or an LLC (single-member or multi-member)
  • You'll sign a personal guarantee even when title is held by the LLC
  • LLC ownership doesn't count against Fannie/Freddie's 10-property cap
  • Transferring a conventional loan into an LLC after close can trigger the due-on-sale clause
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