Loan Options • DSCR Loans

DSCR loans for real estate investors

Qualify on your property’s rental income, not your paycheck. DSCR loans are built for how investors actually qualify.

Apply Now Get My DSCR Options

★★★★★ 5.0 on Google from 160+ clients | Company NMLS #1835856

At a glance

No tax returns or W-2s to qualify
Qualify based on the property’s rental income
Purchase and cash-out refinance
Close in an LLC or business entity

(386) 882-9980

Talk with a licensed loan officer

Run your DSCR numbers

Enter the rent and your costs. The calculator shows the ratio lenders use to qualify a DSCR loan on the property's rent, with no personal income verification.

No tax returns, W-2s or pay stubs
Purchase, rate-and-term or cash-out refinance
Close in your name or an LLC

Not buying a rental?See bank statement, 1099 and profit and loss loans for self-employed borrowers →

Run your numbers

A quick estimate. Your loan officer confirms the real figures.

Monthly rent ($)

Price or value ($)

Down payment or equity (%)

Interest rate you're testing (%)

Payment type

HOA dues / month ($)

Property tax / year ($)

Insurance / year ($)

Estimated DSCR

Fill in the boxes above, including a rate to test.

Get My DSCR Options

Estimate only, for education. Not a Loan Estimate, an offer or a commitment to lend. Each investor program sets its own expense factor, minimum ratio and other rules. FLO Mortgage, Company NMLS #1835856. Equal Housing Opportunity.

DSCR quick quote

Get your DSCR options

Tell us about the property. A FLO Mortgage loan officer will follow up with your options.

Is it right for you?

Who they are for

DSCR loans are made for real estate investors, including self-employed investors and those with growing portfolios. Instead of your personal income, the lender looks at whether the property’s rent covers its mortgage payment.

Good to know

Required ratios, credit scores and loan-to-value limits vary by program.
DSCR loans are for investment properties and business purposes only, not owner-occupied homes.
Final terms depend on the property, your credit and underwriting.
Credit, an appraisal, cash reserves and a lease or rent schedule still apply.

DSCR guides

Pick the one that fits where you are.

Getting startedRequirements and documents checklistThe short list of what you bring, with no personal income verification.Paying off hard moneyRefinance a hard-money or private loanPayoff letter, seasoning, appraisal and cash-out.Florida rentalDSCR loans in FloridaLLCs, insurance, condos and vacation rentals.Georgia rentalDSCR loans in GeorgiaAttorney closings, intangible tax and short-term rentals.Another stateDSCR loans by stateSee every state where we offer DSCR loans.

How it works

Talk with usA quick, no-pressure call about your goals and budget.
Apply onlineA secure application you can finish in minutes.
Review your optionsClear numbers side by side so you can choose with confidence.
CloseRegular updates from approval to the closing table.

FAQs

Common questions

What is a DSCR loan?

DSCR stands for Debt Service Coverage Ratio. Instead of qualifying you based on personal income (tax returns, W2s, pay stubs), the lender qualifies the loan based on whether the property's rental income covers its mortgage payment. It's a non-QM (non-qualified mortgage) program built for real estate investors.

What DSCR ratio do I need?

Requirements vary by program — some lenders go as low as 0.75x (rent covers 75% of the payment) with a rate adjustment, while others require 1.00–1.25x or higher for the best pricing. Joy McCoy Flores, a licensed loan officer (NMLS #1096400), will match you to the right program once she has the property's numbers.

Can I use this for a cash-out refinance?

Yes. DSCR programs are commonly used for both purchases and cash-out refinances on investment properties, letting you tap equity to fund your next deal.

Do I need to show tax returns or proof of employment?

No. DSCR loans don't require personal income documentation or a debt-to-income (DTI) calculation — qualification is based on the subject property's cash flow.

Can I close in an LLC?

In most cases, yes — vesting title in an LLC or other business entity is common and often expected on non-QM investor loans.

What states do you lend in?

FLO Mortgage and Joy McCoy Flores are currently licensed in Florida, Georgia, Tennessee, North Carolina, Texas, and Michigan.

This is not a commitment to lend. All loans are subject to credit approval, underwriting guidelines, property eligibility and program availability. Not all applicants will qualify. Terms and programs may change without notice. FLO Mortgage, Company NMLS #1835856. Equal Housing Opportunity. Licensing & Disclosures.

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Client reviews

★★★★★ 5.0 on Google from 160+ clients

    
 
 
       Posted on Google  
   
   Daniel Shapkin 
 
 
 
 Trustindex verifies that the original source of the review is Google. I had a great experience working with Rich. He was professional, responsive, and great to work with throughout the entire process. What really stood out to me was that Rich is a true problem solver. If anything ever comes up during a transaction, he’s quick to jump in, find a solution, and do whatever it takes to keep things moving forward. I really appreciate his communication, professionalism, and willingness to get the job done. I’d definitely work with Rich again and highly recommend him!
  
 
      Posted on Google  
   
   Michael 
 
 
 
 Trustindex verifies that the original source of the review is Google. Anthony help we buy a great house in the Flagler Beach area.   Was able to get a great rate.  Very educational and answered all my questions.   Would highly recommend. Will be using Anthony again.
  
 
      Posted on Google  
   
   Skyler Ciolino 
 
 
 
 Trustindex verifies that the original source of the review is Google. Awesome lenders!! Have done multiple deals with Anthony!! Proactive and responsive!
  
 
      Posted on Google  
   
   Mike Ginn 
 
 
 
 Trustindex verifies that the original source of the review is Google. Anthony and his team were very helpful getting us approved for a home when other companies couldn't. We would still be in a rental if it wasn't for Flo Mortgage

Thank you!!!
  
 
      Posted on Google  
   
   Geoffrey Grau 
 
 
 
 Trustindex verifies that the original source of the review is Google. Sandy, has been the absolute best!! I dont think we would be anywhere with out her! Great source for all your mortgage needs! Ill be using her again any time needed! Thanks again! A+++
  
 
      Posted on Google  
   
   Kat Cruz 
 
 
 
 Trustindex verifies that the original source of the review is Google. ⭐⭐⭐⭐⭐ ⭐⭐⭐⭐⭐ ⭐⭐⭐⭐➕
If I could give Anthony Jones and the entire FLO Mortgage team more than 5 stars, I absolutely would.

My family and I had almost lost hope after working with multiple lenders and hearing “no” over and over again. We were discouraged and started believing that homeownership just wasn’t meant to happen for us.

Then Anthony and his team took over our loan, and everything changed.

What other lenders couldn’t accomplish in months, Anthony and the FLO Mortgage team accomplished in just 12 days. That still amazes me. Their knowledge, communication, dedication, and ability to solve problems turned what felt impossible into reality.

From day one, Anthony was honest, responsive, incredibly patient, and always willing to answer my many questions. Brenda and the rest of the team were equally amazing, keeping everything moving and making sure I understood each step of the process. Buying a home can be overwhelming, but they always made me feel informed, supported, and confident.

What impressed me most was that they never treated us like just another loan file. They treated us like a family with a dream worth fighting for. Every time an obstacle came up, they found a solution instead of giving up.

Because of Anthony, Brenda, and the entire FLO Mortgage team, my family is now proud homeowners. Receiving the keys to our very first home is a moment we’ll cherish forever, and we know it would not have been possible without their hard work, teamwork, and determination.

If you’re looking for a mortgage team that truly cares, communicates exceptionally well, and works relentlessly on your behalf, I wholeheartedly recommend Anthony Jones and FLO Mortgage. They didn’t just help us buy a house. They helped make a lifelong dream come true.

Thank you, Anthony, Brenda, and the entire FLO Mortgage team. May God continue to bless each of you as you help more families achieve the dream of homeownership. We will never forget what you did for our family. 🏡🔑❤️
  
 
      Posted on Google  
   
   Olga Vsevolodova 
 
 
 
 Trustindex verifies that the original source of the review is Google. Excellent support throughout the preparation, the selection of the house, and the transaction itself. Many thanks, Ella Chageyeva
  
 
      Posted on Google  
   
   Lisvan Montelier 
 
 
 
 Trustindex verifies that the original source of the review is Google. Lo mejor de lo mejor gracias