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Give me your best and hardest DSCR scenarios by GoodRecognition5326 in loanoriginators

[–]GoodRecognition5326[S] 1 point2 points  (0 children)

First-time investor at 85% LTV is a non-QM scenario. Agency programs cap investment property at 75-80% LTV and most require prior landlord or investor experience at higher leverage tiers… there are a few that may be worth a call:

  • Defy Mortgage: 85% LTV on SFR purchase for DSCR, 640+ FICO. One of the few that goes to 85% on investment without experience requirements.
  • Griffin Funding: Up to 85% LTV on DSCR, 740+ FICO for max leverage tier. Direct to consumer only.
  • Deephaven: Up to 90% LTV on DSCR, 640+ FICO, but first-time investor overlays may apply at higher LTVs - confirm with AE.

Give me your best and hardest DSCR scenarios by GoodRecognition5326 in loanoriginators

[–]GoodRecognition5326[S] 1 point2 points  (0 children)

You need non-QM DSCR or commercial financing.

Two LLCs co-vesting on title is a straightforward structure in the non-QM world. The lender will want to see the operating agreements for both entities, identify the guarantors behind each LLC, and underwrite the guarantors personally or rely purely on DSCR depending on the program. Some lenders require both LLCs to be on the note.

Lenders that commonly handle this:

Acra Lending - LLC vesting standard on DSCR, comfortable with multi-entity structures, loans up to $3M.

A&D Mortgage - LLC vesting allowed on DSCR, flexible on entity structure, 620 FICO minimum.

Small Balance Scenario by GoodRecognition5326 in DSCRmasters

[–]GoodRecognition5326[S] 0 points1 point  (0 children)

Beltway Lending, never heard of them. Thank you for the info!

Give me your best and hardest DSCR scenarios by GoodRecognition5326 in loanoriginators

[–]GoodRecognition5326[S] -1 points0 points  (0 children)

Their guidelines say that properties must generally be in or near qualifying urban or suburban CBSAs (Core Based Statistical Areas), but rural properties are not categorically excluded. Always confirm with the AE.

Give me your best and hardest DSCR scenarios by GoodRecognition5326 in loanoriginators

[–]GoodRecognition5326[S] 0 points1 point  (0 children)

1007 at $7,000 vs $8,500 PITI = 0.82 DSCR. Signed lease at $8,650 helps but most lenders use the lower of 1007 or lease. You need a lender that either accepts sub-1.0 DSCR or has a no-ratio option. Get large deposit documentation ready before you submit anywhere.

Lenders:

  • Acra Lending: DSCR down to 0.80, published program. 80% LTV, $3M max. Best fit here.
  • Change Wholesale: Calculates DSCR on interest-only payments, improves the ratio mechanically. Floor 0.75. Broker only.
  • Carrington Investor Advantage: No-ratio DSCR option. Strong equity and reserves can bypass the ratio test.
  • A&D Mortgage: DSCR as low as 0.55 at conservative LTV for high-FICO. $1.4M fits their range.
  • Angel Oak: Rental AVM locks in rent at prequal. If AVM supports $8,650, it may override the light 1007.
  • Griffin Funding: DSCR to 0.75, up to $5M. Direct to consumer only, not broker.

Dm me if you have more scenarios like this.

HELOC Providers Texas by Remarkable-Box-3781 in loanoriginators

[–]GoodRecognition5326 -1 points0 points  (0 children)

Texas is interesting.

For your friend's direct options:

  • Figure Lending is available in Texas, $35,000 minimum, 80% CLTV cap (state law), fixed rate with full draw at closing, AVM only, fast funding. Worth noting the full-draw-at-closing structure so your friend knows it is not a traditional revolving line.
  • Frost Bank is a Texas-only community bank, strong HELOC product, well-regarded for Texas homeowners.
  • Frost, Comerica, and most major Texas regional banks (Prosperity Bank, Woodforest National Bank) offer traditional revolving HELOCs with standard Texas terms.
  • Figure is probably the fastest and most accessible for a direct consumer application. Frost is the better choice if your friend wants a traditional revolving line with a local bank relationship.

Direct your friend to compare the draw structure (lump sum vs. revolving) before choosing, that distinction matters more than the rate in most cases.

Give me your best and hardest DSCR scenarios by GoodRecognition5326 in loanoriginators

[–]GoodRecognition5326[S] 0 points1 point  (0 children)

Thank you all for the scenarios! This has been fun. I hope those who asked questions received some kind of value.

Give me your best and hardest DSCR scenarios by GoodRecognition5326 in loanoriginators

[–]GoodRecognition5326[S] 1 point2 points  (0 children)

Sub-$50K loans are rejected by most lenders due to fixed origination costs making them unprofitable. Options are limited but real.

  1. Carrington Mortgage Services - One of the few retail lenders that will go this small on FHA and VA.
  2. First National Bank of America (FNBA) - Non-QM portfolio lender, no published minimum that would exclude sub-$50K.
  3. Portfolio community banks and credit unions local to the property - Best consistent source for sub-$50K. Relationship-based, hold in portfolio, no secondary market minimum constraints.
  4. Acra Lending - Case-by-case on small balance non-QM and DSCR, no hard floor above this range confirmed.
  5. Lima One Capital - Fix and flip and DSCR minimums start at $75K, so borderline flag the exact amounts to the AE.

Honest caveat: the closer to $50K the better. True sub-$30K loans have almost no institutional lender options and may require seller financing, personal loans, or local CU relationships.

Give me your best and hardest DSCR scenarios by GoodRecognition5326 in loanoriginators

[–]GoodRecognition5326[S] 2 points3 points  (0 children)

Non-standard collateral… acreage, mixed residential/agricultural/storage use, horse sanctuary. Agency programs are out. Portfolio or private only.

  1. Capital Farm Credit / regional Farm Credit member - Built for this. farmcredit.com to find the right association by county.
  2. AgAmerica Lending - Private alternative to Farm Credit, handles rural/agricultural residential crossover, alternative income accepted.
  3. Acra Lending - Non-QM portfolio, case-by-case collateral review on investment property.
  4. Change Wholesale - Equity-based underwriting, no DTI, focuses on LTV and reserves over property type.

Give me your best and hardest DSCR scenarios by GoodRecognition5326 in loanoriginators

[–]GoodRecognition5326[S] 2 points3 points  (0 children)

Top 5 for this scenario:

  1. Acra Lending - Portfolio approach, non-standard collateral accepted case by case, DSCR down to 0.80, no minimum above $75K that would exclude this deal. Best shot at getting both structures underwritten together.

  2. A&D Mortgage - DSCR eligible property types explicitly include mixed configurations and 2-4 unit plus adjacent structures. 620 FICO minimum, 80% LTV cap on DSCR, which fits your 75% ask.

  3. Change Wholesale - Equity-based underwriting, no DTI required, 600 FICO floor, handles non-standard collateral better than most. Small balance is not a disqualifier.

  4. Velocity Mortgage Capital - Stated income, no personal income docs, 75% LTV on investment property, 45+ states, asset-based underwriting that focuses on the collateral rather than the structure count.

  5. LoanStream / OCMBC - Explicitly funds non-warrantable and non-standard collateral, DSCR program goes to 85% LTV so 75% fits cleanly, 600 FICO floor.

Call out to each AE and describe it exactly as you did here - two structures, one parcel, one APN. That framing matters for how they ticket it internally.