Straight answers, including the ones that end the conversation

A DSCR loan is a business-purpose mortgage for non-owner-occupied rental property. The lender divides the rent the property can support by the full monthly cost of owning it — principal, interest, property taxes, insurance and any HOA dues — and uses that ratio instead of your personal income to decide whether the loan makes sense.

Usually not. That is the point of the program: the property qualifies the file. Lenders typically ask for entity documents, a purchase contract or current mortgage statement, an insurance quote and evidence of reserves. A specific program may add a borrower experience or liquidity screen, and we tell you what that program requires before you pay for an appraisal.

No. These are business-purpose loans for investment property that you do not occupy, and the property cannot become your residence while the loan is in place. If you or your family will live in the home, we are not the right fit and we will tell you so rather than take the application.

Single-family rentals, duplexes through fourplexes, small multifamily, townhomes and condos, manufactured homes on owned land, and furnished short-term rentals are all common. Mixed-use buildings with a residential majority are possible with some lenders. Property condition and insurance matter as much as the type.

The lender, usually through an appraiser’s market rent survey or a rent schedule. Your lease or rent roll supports that figure but does not replace it. In markets where comparable rentals are thin, the lender may use a conservative estimate, which lowers the loan amount the ratio supports.

It varies by program, property type and borrower profile. Rather than quote a rule of thumb, we model the maximum loan that clears both the lender’s leverage limit and its coverage floor for your specific property, then show you what that means in dollars.

Reserves are cash or liquid assets you hold after closing, usually measured in months of the property’s carrying cost. The requirement depends on the program, the property type and the number of financed properties you own. We confirm the number for the program we recommend.

Yes, and many Kentucky investors do. The lender will want the operating agreement, evidence the entity is in good standing, and a clear record of who is authorized to sign. An out-of-state LLC generally has to register to do business in Kentucky.

Some programs do, and the structure varies: a fixed period, a declining schedule, or none at all. It is one of the differences we compare when we shop a scenario, because a penalty that outlasts your holding period can erase the benefit of better terms.

Close in as little as 14-21 days when all documents are submitted on time. Typical closing is about 30 days. Actual timing still depends on the lender, the appraisal queue and how quickly the property documents arrive. A file with a real insurance quote, a clean entity and a cooperative seller moves faster than one that needs a repair inspection or an entity cleanup.

Some lenders will, using a documented revenue projection instead of a twelve-month lease. Rules for nightly rentals are set locally, so the first question is whether the property may legally be rented short-term at that address. Insurance also has to cover rental use, which a standard landlord policy usually does not.

No. Pricing depends on the property, the leverage, the borrower, the program and the day. We are a broker, and quoting a number on a web page would be misleading. Once we have the address and the scenario, we can show you actual program options side by side.

This site is built for Kentucky property, and that is where our market knowledge is strongest. The brokerage behind it works across state lines; send the address and we will confirm what is available before anyone spends time on a file.

A person reviews the request and reaches out to talk through the property, the rent you expect and the loan amount. Nothing is pulled, ordered or locked by submitting the form. If the numbers do not work, we will tell you which variable would have to change.