Investment Property Financing, Nationwide
Loankey.io brokers business-purpose investment property financing nationwide. If you are buying, refinancing, building or repositioning property you will not live in, this is where to start.
At a glance
- Service area
- Nationwide
- Lender panel
- 20+
- Borrow in an LLC
- Yes
- Routes
- 10
Scope: nationwide. Investor and business-purpose lending is available across the country, with Eric Figueroa as broker of record. Owner-occupied home loans are a separate matter and are available in California only.Work out the coverage ratio
The routes available
There is no single investor loan. There are several, and which one fits depends on how your income documents, how the property performs, and how fast you need to move. We place all of them, so the question is which one suits your file rather than which one we happen to sell.
What qualifies the loan
| If this describes you | Start here |
|---|---|
| Your tax returns support the payment and you want the best terms | Full documentation, below |
| The rent covers the payment and you would rather not use tax returns | DSCR |
| The rent does not fully cover the payment | No-Ratio and Low-Ratio DSCR |
| You are self-employed and your returns understate what you earn | Bank statement or profit-and-loss |
What the money is for
| If this describes you | Start here |
|---|---|
| You need to close in weeks, not months | Hard money, also called bridge or asset-based lending |
| You are buying to renovate and resell | Fix-and-flip |
| You are building from the ground up | Ground-up construction |
| Your build has stalled part-way | Mid-construction |
| You are buying land ahead of a build | Land loans |
| You are buying owner-occupied commercial property for your own business | SBA 7(a) and 504 |
What is the same across all of them
20+lenders
We are a brokered business. Your file goes to the lender whose program actually fits it, from a panel of 20+ lenders.
- Business-purpose lending, available nationwide. This includes DSCR, no-ratio, fix-and-flip and hard money.
- Business-purpose loans are available on residential property as well as commercial.
- Borrowing in an LLC or another entity is normal here, not an exception.
- Every inquiry starts with a scenario analysis, before anyone spends money on an appraisal.
Who this does not fit
Anyone buying a home to live in. These are business-purpose loans. Owner-occupied financing is a different set of programs and we place those in California only — start at Full Documentation.
A rural property with thin comparable sales. Rural files get more scrutiny and fewer lender options. We will say so early rather than late.
A file with no equity and no demonstrable liquidity. Investor lending is secured by the property and supported by your reserves. If neither is there, no program on this page changes that.
Full-documentation investor loans
Investment Property Loans, Qualified on Your Financial Strength
If your income documents well and you want the best terms available on a rental property, a full-documentation investment loan is usually where to start. This route lives on the hub because it is the conventional path into the same family, not a separate program.
This is conventional underwriting applied to a property you will not live in. We verify your income the standard way, calculate your debt-to-income ratio including the new payment, and look at your credit, your reserves, and the property itself.
Who this fits
- Your income documents cleanly and your tax returns support the payment
- You are a W-2 earner buying your first rental alongside the home you live in
- You want conventional pricing and the property performs well enough to support it
- You want conventional terms and you have the paperwork to get them
Who this does not fit
- Your tax returns understate what you earn — DSCR, bank statement, or profit-and-loss will serve you better
- You are at or past the limit on conventionally financed properties
- You need to close in days rather than weeks
How qualification works
Standard income underwriting, applied to a non-owner-occupied property. We verify your income, add up your monthly obligations including the new payment, and measure that against what you earn.
- Your monthly obligations, including the new payment
- ÷What you earn
- =Debt-to-income ratio
Investment property is held to stricter standards than a home you live in —
- Larger down payment
- More reserves
- Tighter credit
That is true at every lender, not just here.
The honest trade-offs
What you gain
When you qualify, this is usually the better economic outcome than DSCR or hard money — longer fixed terms and fewer prepayment restrictions.
- Compared with DSCR or hard money
- Usually better
What it costs
The cost is paperwork and time. It is the heaviest documentation load of any program we offer, and your debt-to-income ratio caps how many properties you can carry. Self-employed borrowers are frequently penalized here by their own legitimate write-offs — which is exactly the problem the other programs solve.
- Documentation load
- Heaviest of any program we offer
What you will need
About you
- Two years of tax returns with all schedules.
- W-2s and recent pay stubs if you are employed.
- Business returns and K-1s if you are self-employed.
- Bank and asset statements covering your down payment and reserves.
About the property
- A list of property you already own, with leases.
- The purchase contract.
- An appraisal.
DSCR calculator
Work out the coverage ratio before you call
Most investor files come down to one number: what the rent covers against what the property costs to hold each month. Work it out here, then bring it to the scenario analysis.
Your ratio
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Fill in the rent, the loan amount, the rate and the term. The ratio updates as you type.
- Monthly rent
- —
- Principal and interest
- —
- Property tax
- —
- Insurance
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- HOA
- —
- Total PITIA
- —
For illustrative and educational purposes only. Results produced by this calculator perform arithmetic based solely on numbers you enter and do not reflect actual loan offers, interest rate quotes, or commitments to lend. Actual loan terms, payments, interest rates, and approval depend on complete underwriting, credit review, property valuation, and lender guidelines. Loankey.io arranges loans through third-party lenders; loans are not funded directly by Loankey.io.
Process
Every timeline on this site is typical, not promised. We will not put a date on your file before we have seen it.
Before you spend anything on an appraisal
Scenario analysis
You tell us the property, the rent or projected rent, what you have to put in, and how long you intend to hold it. We work through the routes above against your file.
Lender analysis
We match the file to the lenders whose program fits it, from a panel of 20+.
Application to closing
- Application and documents
- Appraisal with rent scheduleSets most of the timing
- Underwriting
- Closing
Only what the chosen route actually requires. Timelines vary by program — typically 30 to 45 days on a full-documentation investor loan, and faster on asset-based routes.
Typical timeline, full-documentation investor loan30 to 45 days
Frequently Asked Questions
Do you really lend outside California?
On business-purpose investor financing, yes — that set is brokered nationwide with Eric Figueroa as broker of record. Owner-occupied home loans are California only. Investor and business-purpose lending nationwide. Owner-occupied home loans in California.
Which investor programs are available nationwide?
The business-purpose family on this page, including DSCR, no-ratio and low-ratio DSCR, fix-and-flip, hard money, ground-up construction, mid-construction and land.
Can I get a business-purpose loan on a residential property?
Yes. A single-family rental, a condominium or a 2–4 unit building held for income is business purpose, even though the building is residential.
Can I borrow in an LLC?
Yes. Entity borrowing is standard across the investor programs.
How is this different from a DSCR loan?
The full-documentation route qualifies you on your personal income and financial strength. DSCR qualifies the property on its rent and ignores your income entirely. If your tax returns support the payment, the full-documentation route usually costs less — so it is worth checking before you assume DSCR is the answer.
Does the rent from the property help me qualify?
On the full-documentation route, usually yes, counted at a discount to allow for vacancy. It does not count pound for pound.
How much down payment do I need on the full-documentation route?
15% — more than an owner-occupied purchase. Investment property is held to stricter standards at every lender.
What credit score do I need on the full-documentation route?
620.
How much can I borrow against the value?
Up to 75% of value on the full-documentation route. Other routes on this page carry their own ceilings and each product page states them.
Do I need cash reserves?
Yes, and more than on a primary residence. Lenders want evidence you can carry the property through a vacancy.
How many investment properties can I finance this way?
Up to 10 financed properties on the full-documentation route. Once you reach that ceiling, DSCR is usually the route that lets you keep buying — it has no property limit.
Is there a prepayment penalty?
Typically not on the full-documentation route, which is one of its advantages over DSCR if you might sell or refinance early. DSCR carries a 2 to 5 year prepayment period — that page covers it in full.
My tax returns understate what I earn. What then?
Then the full-documentation route is the wrong product for you and we will say so. Bank statement, profit-and-loss, or DSCR exist precisely for that situation.
Do you finance commercial property as well as residential?
Yes — multifamily of 5 units and above, mixed use, office, retail, industrial, warehouse, automotive and self-storage.
How long does it take?
On the full-documentation route, typically 30 to 45 days, and longer on commercial property. Each program page states its own typical range.
Do you fund the loan yourselves?
No. We are a brokered business. Loans are arranged, not made, and your file is placed with the lender whose program fits it.
What happens next
Before the property rents
When speed or property condition decides the file.
Building from land, with the take-out loan planned from the start.
You are here
Investor Financing
There is no single investor loan.
Once the property rents
The most common route when the rent supports the payment and you would rather not use tax returns.
When the rent does not fully cover the payment. Three ratio tiers, and no minimum ratio.
Request a Scenario Analysis
Tell us the property, the rent, and what you have to work with. You will get a read on which route fits before anyone spends money on an appraisal.
Nothing on this page or website constitutes an offer of credit, a rate quote, or a commitment to lend. All loans are arranged through third-party lenders and are subject to full application, credit approval, income/asset verification, property appraisal, and underwriting. Terms and availability are subject to change without notice. Loankey.io is a licensed real estate broker; loans are arranged, not made. Investor and business-purpose lending nationwide. Owner-occupied home loans in California.