Idaho-Based · Lending NationwideDSCR Loans
DSCR Loans
for Real Estate
Investors
DSCR loans let real estate investors qualify primarily on a property’s eligible rental income rather than personal income documented through tax returns or W-2s. Explore purchase and refinance options for rental properties across 46 states, with the loan structured around your property and investment strategy.
- No-Ratio DSCR
- Below 1.0 OK
- LLCs Welcome
- 46 States
No Tax Returns
Qualify based on property income, not personal tax returns or W-2s.
Close In 21 Days
Streamlined process designed for speed. Beat the competition.
46 States
Nationwide lending with local expertise in every market.
Loans Up To $3M+
Scale your portfolio with higher loan limits.
NMLS #459913MLO #2080459913DRE #01244350
The Basics
How DSCR Loans Work
DSCR stands for debt service coverage ratio. For many residential investment-property loans, it compares the rental income the lender accepts with the qualifying monthly mortgage expense, including principal, interest, property taxes, insurance, and applicable association dues.
If the lender accepts $2,500 in monthly rent and the qualifying housing expense is $2,000, the DSCR is 1.25. That ratio describes rent relative to the housing payment; it does not account for every operating expense or guarantee approval.
The important question is which rent figure the lender will use. Lease income, appraisal-supported market rent, and short-term rental income can receive different treatment. Low-ratio and no-ratio options may also be available, depending on the property, borrower, and program.
To go deeper, read how DSCR loans work, or run your own numbers with the DSCR calculator.
Qualifying
DSCR Loan Requirements
Qualification involves more than the rent-to-payment ratio. Lenders also evaluate credit, down payment or existing equity, available reserves, property eligibility, and the purpose of the loan.
Those requirements vary across programs. A rental property that falls short with one lender may fit another because the lenders use different rent calculations, leverage limits, or property guidelines. Before choosing a loan, confirm how the property and borrower will be evaluated.
Your Objective
DSCR Loans for Purchases and Refinances
For a purchase, the down payment, qualifying rent, and loan structure need to support the acquisition. For a refinance, the property’s value, existing balance, eligible rental income, and any applicable seasoning requirements affect the available options.
A cash-out refinance adds another question: how much equity can be released while the new loan still meets the program’s requirements? Start with the property’s numbers and your objective, then evaluate the financing.
Learn more about DSCR purchase financing and DSCR refinance options.
DSCR Loan Programs for Different Rental Strategies
Tailored financing for every real estate investment strategy.
Simple Process
Our DSCR Loan Process
From first conversation to funded deal — here's what to expect.
01
Share Your Deal
Tell Patrick about the property — address, purchase price, and expected rent. Takes about 2 minutes. No obligation.
02
Patrick Structures It
Patrick reviews your numbers, identifies the right lender for your scenario, and confirms how you qualify — usually same day.
03
Close In 21 Days
Once the appraisal is back and conditions are cleared, we move fast. Most deals close in 21 to 30 days from application.
Idaho's DSCR Specialist
Meet Patrick Penner
Based in Meridian, Idaho, I help investors evaluate DSCR and other investment-property financing across 46 states. My work starts with the property, the income a lender will accept, and what you want the financing to accomplish. Then we evaluate the lender and loan structure that fit.
- Coaching investors on DSCR strategy nationwide
- DSCR, co-living, care homes, and mixed-use
- Average close time of 21 days
- Lending in 46 states from Meridian, Idaho
What Investors Are Saying
5.0·Verified Google Reviews
Yashira DiNardi
Local Guide · 8 weeks ago
"Patrick Penner at Coast2Coast Mortgage Lending made the DSCR loan process smooth, fast, and stress-free from start to finish. Communication was excellent the entire time, and Patrick was always available to answer questions and keep everything moving quickly. What I appreciated most was how knowledgeable he was with investor loans and how easy he made the process compared to other lenders. We closed fast, the terms were solid, and there were no surprises. If you're looking for someone reliable for a DSCR loan, investment property financing, or refinancing, I highly recommend Patrick and his team."
Google review
Robert Schwenkler
Real Estate Investor · 3 months ago
"Working with Patrick has allowed leaps forward in our investing journey that we didn't even know were possible. After talking to multiple brokers, he was able to help us finance a rental property purchase a full point lower than anyone else was able to offer. On our second deal, we didn't even think we'd qualify at all — we'd optimized our tax returns to show low income, but he had options. A few months later when the right deal came along, we got it closed. Nobody else has been able to offer such tailored loan types to fit our specific needs. He truly seems to care about getting the right product for the right situation."
Google review
Paul Bullard
Real Estate Investor · 2 months ago
"Patrick is one of the most knowledgeable LOs in the business when it comes to DSCR. He goes above and beyond for his clients to make sure all deadlines and terms are met. He's definitely one to have in your corner and working on your deal."
Google review
Susan Lee
Boise, Idaho · 1 month ago
"We did our first DSCR loan with Patrick. Mind blown! We didn't know what was possible until we spoke with him. He asks really great questions about your goals and helps you understand your options so you can make the best decision. My husband spoke to 7+ different brokers and loan officers and no one compared to Patrick in depth of knowledge. Patrick really knows the investor and nonQM space. I'm still blown away that we were able to buy our primary even though we looked bad on paper. Now we're house hacking our 3rd property here in Boise. I'm grateful to have met Patrick — every conversation is filled with so much learning."
Google review
Corinne Stanton
Self-Employed Investor · Recent
"As a self-employed business owner, the investment home buying process has honestly been one of the most frustrating experiences I've dealt with — until now. I had heard of DSCR loans before, but no one had ever clearly explained how they work or how beneficial they could be. Patrick completely changed that. He took the time to walk me through every detail in a way that actually made sense, and from there, the entire process felt incredibly smooth and straightforward. What could have been stressful ended up being seamless. If you're considering purchasing an investment property, I highly recommend reaching out to Patrick."
Google review
Idaho's DSCR Specialist
Ready to scale your portfolio?
Submit your details and Patrick will personally reach out within 24 hours — no call centers, no runaround.
- Qualify on cash flow, not tax returns
- LLCs and entities welcome
- Close in as few as 21 days
- 46 states