DSCR Basics
DSCR Loan Appraisal: What Investors Should Expect
A DSCR loan appraisal sets your market rent via the 1007 rent schedule. See what appraisers check, how rental income is verified, and how to avoid delays.
Tanner Cook
July 28, 2026
6 min
Property-Secured Mortgage
4.9 ★ from 45 Reviews
Appraisal Transfers Accepted
Your DSCR Loan Gets Done
With Us
40+Programs
2 WksClose
<1.0DSCR OK
15%*Down
*Some restrictions apply. Contact us for details.
We shop 40+ non-QM investor programs in-house to find you the best rate — and close in 2 weeks when others can't.
No Tax Returns Required
No Property Limits
In-House Underwriting
Rescue Closings
Cornerstone First Mortgage | NMLS #173855
Why We're Different
Best in Class
40+
Investor Programs
we shop for your best rate
2 Weeks
To Close
vs typical 30-45 days
Yes
Appraisal Transfers
accepted from other lenders
Best in Class
<1.0
DSCR Accepted
down to 0.75 DSCR
Trusted by Real Investors
Don't just take our word for it. Here's what our clients have to say.
Rescue Deal
“My lender fell through 5 days before close. I was about to lose my earnest money. Tanner stepped in and got it done in 11 days. Absolute lifesaver.”
MR
Michael R.
Rescue Deal • Phoenix, AZ
4 properties
Rate Shopping
“They shopped my deal across 40+ programs and found me a meaningfully better rate than my first quote. That's real money back in my pocket every month.”
SM
Sarah M.
Portfolio Investor • Denver, CO
7 rental doors
Appraisal Transfer
“Switched lenders mid-deal and they accepted my appraisal transfer. Saved me $600 and two weeks of waiting. These guys know what investors need.”
JT
James T.
STR Investor • Scottsdale, AZ
5 Airbnb units
Low DSCR
“My DSCR was 0.92 and everyone said no. Zac found a way to make it work. The property cash flows perfectly now that rates have come down.”
DK
David K.
Buy & Hold Investor • Austin, TX
8 properties
Fast Close
“I was turned down by two banks because of my write-offs. Tanner got my DSCR loan closed in 12 days. I've now funded 4 more properties through them.”
MT
Marcus T.
Portfolio Investor • Phoenix, AZ
12 rental doors
Flexible Terms
“The interest-only option was a game changer for my cash flow. I'm reinvesting the savings into my next property. These guys actually understand investors.”
JL
Jennifer L.
STR Investor • Scottsdale, AZ
6 Airbnb properties
Free Quote in 60 Seconds
Get Your DSCR Loan Quote
Answer a few questions to see your personalized options
Step 1 of 128%
What's your loan purpose?
How do you plan to use this financing?
Your information is secure and will never be sold.
Why Shop Yourself When We Do It For You?
Most DSCR lenders work with ONE investor. You get their rate, their terms — take it or leave it.
Typical DSCR Lender
Limited options
1
Single investor program
- -One rate to offer — take it or leave it
- -Limited program flexibility
- -You shop multiple lenders yourself
- -Repeat the process for each quote
Our Advantage
Save My DSCR Loan
Maximum options
40+
Investor programs shopped for you
- We find your best rate automatically
- Multiple program options to choose from
- One application, dozens of options
- In-house underwriting for all programs
Lender Fell Through?
We've Got You.
When another lender can't perform, the clock is ticking. Your earnest money, your deal, your reputation — all at risk.
We specialize in rescue closings for deals that other lenders dropped.
2 Wks
Rescue Close
48hr
Initial Review
Yes
Appraisal Transfers
How We Rescue Your Deal
2-Week Close from Application
We move fast when you need it most — from application to funding in as little as 14 days.
In-House Underwriting
No waiting on third parties. Our team underwrites and approves your loan directly.
Appraisal Transfers Accepted
Keep your existing appraisal. No need to pay again or wait for a new one.
Understanding DSCR
What is a DSCR Loan?
DSCR loans let you qualify based on your property's rental income — not your personal tax returns or W-2s.
Traditional Loans
The old way of doing things
- 2+ years of tax returns required
- W-2s, pay stubs, employment verification
- DTI ratio limits (43-50%)
- Self-employed income heavily scrutinized
- Property count limits (usually 10)
Recommended
DSCR Loans
Built for investors
- No tax returns— qualify on rental income
- No employment verification required
- No DTI calculation— property cash flow matters
- Perfect for self-employed investors
- No property count limits— scale your portfolio
The DSCR Formula
Your DSCR is calculated by dividing your property's monthly rental income by its monthly debt payments (PITIA).
P
Principal
I
Interest
T
Taxes
I
Insurance
A
Assoc. Dues
Monthly Rent
PITIA
=
DSCR
Target: 1.0+
Example
$2,500 rent ÷ $2,000 PITIA = 1.25 DSCR
How We Compare
| Feature | Typical DSCR Lender | Save My DSCR Loan |
|---|---|---|
| Investor Programs | 1 | 40+ |
| Appraisal Transfers | Rarely | Yes |
| Minimum DSCR | 1.0+ | 0.75 |
| Closing Speed | 30-45 days | 2 weeks |
| Rate Shopping | You do it | We do it for you |
| Underwriting | Third-party | In-house |
Files other DSCR lenders decline
We Say Yes When Other DSCR Lenders Say No
The scenarios below are exactly the ones that get files turned down elsewhere. Because we shop dozens of investor programs, we can often place the deals that a single lender can't — here is where our guidelines flex.
Vacant properties — no lease required
No tenant in place? We can qualify the property on market rent from the appraisal (Form 1007/1025), so a signed lease is not required to close.
Recently listed on the MLS? Still workable
A property that was recently listed for sale on the MLS does not automatically end your refinance the way it does at many DSCR lenders.
Up to 3x30-day mortgage lates (VOM)
A verification of mortgage (VOM) showing up to three 30-day late payments in the last 12 months on the subject property can still be worked.
First-time investors — cash-out eligible
Never owned a rental before? First-time investors can pursue a cash-out refinance, not just a purchase — the property income qualifies the file.
Short-term rentals OK — even vacant
Airbnb and VRBO short-term rentals qualify, and projected market income can be used even when the property is currently sitting vacant.
Fix-and-hold DSCR available
A fix-and-hold DSCR path supports the rehab-to-rental strategy, bridging a renovation into long-term DSCR financing on the finished property.
Each flexibility is evaluated case-by-case. Multiple exceptions on a single loan are subject to underwriting review — not every combination is available together. Subject to credit review, property appraisal, and lender guidelines. Not a commitment to lend.
Deal needs a fast bridge or rehab first? Explore our hard money loan options for the short-term exit, then refinance into DSCR.
Why Investors Choose Us
We're real estate investors ourselves. We understand what you need to scale your portfolio.
2-Week Closings
Our in-house underwriting and funding means we close deals while others are still processing paperwork.
14 daysavg close time
Under 1.0 DSCR
Most lenders require 1.0+ DSCR. We finance properties down to 0.75 for qualified borrowers.
0.75minimum DSCR
Full-Service
From application to funding, you work directly with us. No handoffs, no call centers, no runaround.
1:1dedicated support
Appraisal Transfers
Switched lenders mid-deal? We accept transferred appraisals to keep your closing on track.
100%transfer accepted
$500M+
Funded
2,000+
Investors Helped
14
Avg Days to Close
48
States
Meet the Cook Brothers
We're the brothers behind the Cook Brothers Mortgage Team. From flipping burgers together in high school to saving deals and helping our investors win — we've always worked better as a team. We leverage our real-world experience as investors to deliver results in the mortgage industry.
5.0 on Google
Tanner Cook
Loan Officer
NMLS #2090424
Tanner doesn't miss a detail. He combs through every file and cross-references it against the right investor's guidelines to make sure nothing slips through the cracks. That precision is what keeps deals on track and closings on time.
Specialties
DSCR LoansCash-Out RefiPortfolio Loans
Zac Cook
Loan Officer
NMLS #2111496
Zac is the creative problem-solver. He works closely with every client so they know exactly what their mortgage payment and down payment will look like before they commit — no surprises, no guesswork.
Specialties
BRRRR StrategyFix & FlipShort-Term Rentals
Got Questions?
Frequently Asked Questions
Everything you need to know about DSCR loans.
A DSCR (Debt Service Coverage Ratio) loan is an investment property loan where you qualify based on the property's rental income rather than your personal income or tax returns. The lender calculates whether the rent covers the mortgage payment — if it does, you can qualify regardless of how much you show on your taxes.
Most lenders require a DSCR of 1.0 or higher, but we can go as low as 0.75 for qualified borrowers. A DSCR of 1.0 means your rental income exactly covers your mortgage payment. Below 1.0 means you'll need to supplement from other income, but we have programs to help.
No! That's the main benefit of DSCR loans. We don't verify your personal income or require tax returns. We qualify you based solely on the property's cash flow and your credit profile.
We can work with credit scores as low as 620, though you'll get the best rates at 720+. Most traditional lenders require 660-700 minimum for investment properties.
Our minimum down payment is 15% — significantly lower than the 20-25% most DSCR lenders require. Lower down payments may require a higher DSCR or credit score.
Yes! We finance short-term rentals using projected or actual STR income. We can use your actual rental history if you have it, or third-party projections like AirDNA for new acquisitions.
We can close in as little as 2 weeks with our in-house underwriting and funding. Traditional lenders typically take 30-45 days. If you need to close fast, let us know upfront.
Yes. If you started with another lender and need to switch, we can often accept your existing appraisal. This saves time and money, and helps keep your deal on track.
No property count limits! Traditional loans cap you at 10 financed properties. With DSCR loans, you can scale your portfolio as large as you want.
We finance single-family homes (1 unit), 2-4 unit properties (duplex, triplex, quad), and 5+ unit small multifamily. Both long-term rentals and short-term rentals qualify.
Still have questions? We're here to help.
Call 480-420-4918Latest DSCR Loan Guides
Straight answers on DSCR rates, requirements, and strategy from our investment-property specialists.
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6 min
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