DSCR loans

A DSCR loan is a business-purpose loan on a residential investment property you will not live in. DSCR stands for debt service coverage ratio. In plain terms, the review looks at the property's expected rental income relative to the proposed housing expense, rather than qualifying you the way a primary-home mortgage does on personal debt-to-income.

First Lending Solutions arranges DSCR loans as a mortgage broker through third-party lenders. We do not make or fund these loans. That is true in every state where we are licensed, including California.

These loans are for investment property only. They are not available for a primary residence or for personal, family, or household purposes. This page does not quote a ratio, a down payment, a rate, a term, or a payment. We do not predict rent, and we do not say the property will earn money. Approval is separate and is subject to underwriting, property, and program guidelines.

If you need a rental loan that uses ordinary personal income documentation, such as tax returns, start on investment property loans. If you are buying a house to renovate and resell, see fix-and-flip loans. Those are different files.

Who this is for

This page is written first for investors in Riverside and the Inland Empire, and elsewhere in California, who are considering a residential rental they will not occupy. We can also talk about arranging a DSCR loan on property in Texas, Tennessee, Kentucky, Alabama, and Florida when the file and a third-party lender program fit. In every licensed state we act as a mortgage broker on these loans. We do not make or fund them.

Tell us the real use at the start. A house you will live in, a second home you will use yourself, and a rental are not the same file. If you plan to occupy the property, a DSCR loan is not the product.

How a DSCR review differs from a primary-home loan

On a typical owner-occupied mortgage, the lender looks at your income, your debts, and your debt-to-income ratio, along with credit and the property. On a DSCR loan, the central question is whether the property's expected rent reasonably covers the proposed housing expense under that program's rules. Programs set their own coverage tests. We do not quote those figures here.

Credit, assets, the property type, and the appraisal still get reviewed. A DSCR loan is not a promise that documents will be light, and it is not a way to skip a review. Subject to underwriting, property, and program guidelines.

We do not treat this as a consumer-purpose mortgage. The business-purpose nature of the loan matters for eligibility and for how the file is disclosed. If the occupancy or the purpose is wrong, say so before anyone orders an appraisal.

Property types we can talk about

We can discuss arranging DSCR financing on residential investment property when a third-party lender program allows it. That often means a single-family rental or a small residential multifamily building, and it may include a condominium when the project and the program fit. We will tell you whether a program we can arrange as a broker can even be discussed. That is not an approval.

This is not a commercial real estate specialty page. We are describing business-purpose loans on residential investment property, not an office building, a retail center, or other commercial real estate.

Riverside, the Inland Empire, and California

Many investors in Riverside, San Bernardino County, and the rest of the Inland Empire look at rentals in the same cities where we already help primary-home buyers: Riverside, Corona, Temecula, Murrieta, Moreno Valley, Fontana, Ontario, Rancho Cucamonga, and nearby communities. California property still has to be reviewed as an investment: taxes, insurance, HOA dues if there are any, and local rental rules can all affect the file. We do not quote those costs here.

For property in our other licensed states, the same business-purpose rules apply. We still arrange the loan as a mortgage broker through a third-party lender. We do not make or fund it.

What we will not put on this page

We will not invent a minimum credit score, a down-payment percentage, a reserve requirement, a maximum loan-to-value ratio, or a rate. Competitors often publish those figures. They change, they vary by program, and they are easy to get wrong. If you want to know whether a specific property and a specific cash position can even be discussed, call us in Riverside or apply. Bring the address and the expected rent. We still will not treat that call as an approval.

Sketching a payment on the mortgage calculator is not a DSCR qualification. You type the rate. The math is not an offer of credit, and it does not test rental coverage.

How to get started

Call (951) 684-3307, Monday–Friday, 8:30 a.m.–5:00 p.m. Pacific Time, get a quote, or apply online. California visitors are sent to our company application. Visitors in our other licensed states are sent to the out-of-state application. The visible label stays "Apply now." A conversation is not an approval.