Investor financing without the W-2 song and dance.

A DSCR loan qualifies on property cash flow, no W-2 or tax returns. The formula: Gross Rental Income ÷ PITIA (principal, interest, taxes, insurance, HOA). A 1.0× DSCR means rent exactly covers the payment. Most lenders require 1.0 to 1.25 minimum; better rate pricing starts at 1.20+. On vacation rental / STR properties, income is calculated using AirDNA projected market rents or trailing-12 actual income, lender preference varies, and I match your deal to lenders that favor your property's income type.

Yes, with conditions. STR DSCR lenders accept AirDNA projected market income, trailing-12 gross from the rental platform, or a combination. Lenders typically apply a 75 to 85% occupancy factor to AirDNA projections. You must also verify that the property has active STR permits in markets with permit caps (Key West, Miami Beach, etc.), permit status affects whether the lender uses STR income at all. I verify permit status before we run DSCR math, so you're not surprised 3 weeks in.

DSCR loans typically require 20 to 25% down for a single-family or condo investment property. 2 to 4 unit properties usually require 25 to 30%. STR / Airbnb DSCR typically requires 25% minimum. Bridge and hard money can reach 85% LTC on the loan-to-cost of purchase + rehab, but these are 6 to 24 month products, not long-term holds. Foreign national investors typically need 25 to 30% down.

Bridge and hard money loans can close in 7 to 21 days depending on appraisal scope and title status. For the fastest closings (under 10 days), asset-based hard money with a desktop BPO rather than a full appraisal is the path. Full bridge with a formal appraisal runs 14 to 21 days. For 1031 exchange deadlines specifically, 21-day closings are achievable with clean title and the right lender, but we need to pre-underwrite the replacement property before you close the relinquished side.

Yes, DSCR, hard money, and bridge loans all allow LLC closing. Conventional investment loans require individual ownership. For DSCR in an LLC: the LLC must be 100% owned by a U.S. entity or individual, and personal FICO of the guarantor is still pulled. Many investors prefer LLC for liability protection and estate planning. DSCR makes LLC closing straightforward, it's one of the most common structures I use.