Investment Property loans, explained.
For income-producing assets and small-to-mid portfolios.
- Licensed California broker
- NMLS ID 2743839 · DFPI 60DBO-211586
- Direct underwriter contact
- Loan size
- $150K – $10M
- Term
- 30-year, 5/7 ARM, I/O options
- DSCR min
- 1.0x
- LTV max
- Up to 80%
What are Investment Property loan terms at NexWin Capital Corp.?
Investment Property financing from NexWin Capital Corp.: Rental-property capital qualified on the property's cash flow, not W-2 income. Typical terms: Loan size $150K – $10M · Term 30-year, 5/7 ARM, I/O options · DSCR min 1.0x · LTV max Up to 80%.
| Term | Typical range |
|---|---|
| Loan size | $150K – $10M |
| Term | 30-year, 5/7 ARM, I/O options |
| DSCR min | 1.0x |
| LTV max | Up to 80% |
Investment property loans, often called DSCR loans, are long-term financing for rental properties that qualify on cash flow, not W-2 income.
A DSCR loan sizes the mortgage against the property's rental income instead of your personal income. That means you can qualify based on the asset, not your tax returns or employment, a game-changer for full-time investors.
These loans are typically 30-year fixed or hybrid ARMs. You can acquire, refinance, or cash out. Most lenders will also do portfolio loans that bundle multiple rentals under one structure.
NexWin Capital Corp. places DSCR and portfolio loans with lenders whose boxes actually fit real operators, including small-multi, mixed-use, and higher-unit counts, not just cookie-cutter SFR rentals.
Agency investor loan or DSCR loan?
Both finance rentals. One qualifies you; the other qualifies the property.
Lowest rate for fully documented investors.
- Typically the cheapest investor money when W-2s and tax returns are clean.
- 30-year fixed structures are hard to beat for stability.
- Fannie Mae / Freddie Mac standards are well understood by every party at the table.
- Best fit early in a portfolio, before property-count limits bind.
Qualifies on the property's rent, not your DTI.
- Underwritten to the property's cash flow, the rent covers the note.
- Personal income documentation stays out of the file.
- Scales past agency property-count limits as the portfolio grows.
- Entity-friendly: vest in the LLC that runs the portfolio.
Honest answer: if you document income cleanly and hold a small portfolio, agency money is usually cheaper, price it first. When DTI, property count, or entity vesting gets in the way, DSCR is the tool. The fit check sorts this in two minutes.
- DSCR01
Debt Service Coverage Ratio
The ratio of the property's monthly rental income to its monthly debt payment (PITIA, principal, interest, taxes, insurance, association dues). 1.0x means income exactly covers debt.
$4,200 rent ÷ $3,360 PITIA = 1.25 DSCR.
- PITIA02
PITIA payment
All-in monthly housing cost: principal, interest, taxes, insurance, and HOA. DSCR lenders underwrite against this, not just P&I.
- LTV03
Loan-to-Value
Loan amount as a percentage of appraised value. DSCR loans typically cap at 75–80% on purchases and lower on cash-outs.
- Hybrid ARM04
Hybrid ARM
Fixed rate for the first 5, 7, or 10 years, then adjusts annually. Often prices below a full 30-year fixed and makes sense for hold-and-refi plans.
- Interest-Only05
Interest-only period
Some DSCR loans offer 10-year interest-only payments. Lower monthly cost, stronger cash flow, but no principal paydown during the I/O period.
- Prepay06
Prepayment penalty
DSCR loans usually have a stepdown prepay, e.g. 5/4/3/2/1 over 5 years. Paying off early costs a percentage of the balance.
The numbers, without the jargon.
- DSCR01
Debt Service Coverage Ratio
The ratio of the property's monthly rental income to its monthly debt payment (PITIA, principal, interest, taxes, insurance, association dues). 1.0x means income exactly covers debt.
$4,200 rent ÷ $3,360 PITIA = 1.25 DSCR.
- PITIA02
PITIA payment
All-in monthly housing cost: principal, interest, taxes, insurance, and HOA. DSCR lenders underwrite against this, not just P&I.
- LTV03
Loan-to-Value
Loan amount as a percentage of appraised value. DSCR loans typically cap at 75–80% on purchases and lower on cash-outs.
- Hybrid ARM04
Hybrid ARM
Fixed rate for the first 5, 7, or 10 years, then adjusts annually. Often prices below a full 30-year fixed and makes sense for hold-and-refi plans.
- Interest-Only05
Interest-only period
Some DSCR loans offer 10-year interest-only payments. Lower monthly cost, stronger cash flow, but no principal paydown during the I/O period.
- Prepay06
Prepayment penalty
DSCR loans usually have a stepdown prepay, e.g. 5/4/3/2/1 over 5 years. Paying off early costs a percentage of the balance.
How a deal moves through NexWin Capital Corp.
- 01You
Prequalify
Submit the asset + borrower scenario, property type, rent, purchase or refi, borrowing entity.
- 02You
Document prep
Upload lease(s), insurance, entity docs, and ID. DSCR keeps the doc list short, no tax returns required in most cases.
- 03NexWin Capital Corp.
Lender placement
We route to DSCR lenders whose pricing, prepay structure, and unit-count appetite fit the deal.
- 04Lender
Term sheet + appraisal
Receive a quote. Appraisal with a 1007 rent schedule validates market rent for DSCR calculation.
- 05Lender
Underwriting + close
Title, insurance, and final underwriting. For qualified scenarios with a complete file, DSCR files typically close in 21–30 days.
- 06You
Hold & operate
Monthly payments, clean tax treatment, and an asset that continues to compound.
Documents, per program.
NexWin Capital Corp. forwards your package to the lender. The sharper your file, the tighter your pricing. Upload these when you apply, or bring them to the call.
- Purchase contract or current loan payoff
- LLC / entity documents
- Government-issued ID
- 2 months bank statements
- Personal financial statement
- Current lease or rental historyIf tenant occupied
- Rent roll (multi-unit)2+ unit properties
- Property insurance binderFlood if applicable
- Existing mortgage statement (refi)
- Real estate schedule (if other rentals)
Speed, structure, rate, execution, certainty.
Five things you should be able to expect from a broker on this loan. Rewritten for how investment property deals actually work.
Fast initial read
DSCR files are doc-light and move. For qualified scenarios with a complete file, deals typically close in 21–30 days from application.
Built around the deal
Fixed, hybrid, I/O, prepay variants, we match the structure to your hold plan, not a default box.
Competitive pricing
Active rate-shopping across specialty DSCR lenders. Prepay, points, and rate trade against each other; we optimize for your actual plan.
Getting it done
Entity setup, title, insurance, coordinated through one contact so you're not chasing four parties.
Clarity up front
DSCR math is clean. We tell you what it pencils at day one, not after you're under contract.
Common questions.
What is a DSCR loan?
A DSCR loan is a rental-property mortgage qualified on the property's own cash flow instead of the borrower's personal income. Lenders divide monthly rental income by the all-in monthly payment (PITIA); a ratio of 1.0x means the rent exactly covers the debt, and most programs look for 1.0x or better.
Do I need tax returns?
Most DSCR lenders don't require them. The loan is sized against rental income, not personal income.
Can I close in my LLC?
Yes. DSCR loans are commonly closed in single-member or multi-member LLCs. We can coordinate entity formation with your attorney if needed.
What if DSCR is under 1.0x?
Some lenders will still lend on sub-1.0x DSCR with compensating factors (reserves, lower LTV, higher rate). We'll tell you if it's a fit.
How is DSCR calculated?
The property's monthly rent divided by its full monthly payment, principal, interest, taxes, insurance, and association dues (PITIA). $4,200 rent against a $3,360 payment is a 1.25 DSCR; 1.0x means rent exactly covers the note.
How many properties can I finance this way?
DSCR programs don't carry conventional property-count ceilings, investors reach for them precisely when an agency lender says the portfolio is too big. Each property qualifies on its own rent.
Still have questions? Send us the scenario, we'll give you an honest read on fit typically in 1-3+ business days.
Talk through the dealCheck our claims against the primary source.
Investment Property financing here is business-purpose credit. The rules that govern it, and the government-backed programs worth comparing before you commit, are published. These links go to the official pages, not summaries of them.
Our notes are plain-language explanations, not legal or tax advice. For your situation, talk to your own counsel or tax professional.
- Fannie MaeSelling Guide B2-1.1-01, occupancy types (opens in a new tab)
Fannie Mae's definition of an investment property: owned but not occupied by the borrower, the standard the conventional market uses to classify (and price) investor loans.
Reviewed Jul 2026 - Internal Revenue ServicePublication 527. Residential Rental Property (opens in a new tab)
The IRS's official guidance on rental-property income and expenses, including deducting mortgage interest on a rental, the primary reference for how financing costs on an investment property are treated at tax time.
Reviewed Jul 2026 - Consumer Financial Protection BureauRegulation Z §1026.3, exempt transactions (opens in a new tab)
Credit extended primarily for a business or commercial purpose is exempt from Regulation Z (Truth in Lending), the consumer-mortgage disclosure regime does not generally apply to business-purpose loans like these.
Reviewed Jul 2026 - California Department of Financial Protection and InnovationCalifornia Financing Law (finance lenders & brokers) (opens in a new tab)
Finance lenders and brokers operating in California are licensed under the California Financing Law, administered by the DFPI, the regime NexWin Capital Corp.'s CFL license (60DBO-211586) is issued under.
Reviewed Jul 2026 - Nationwide Multistate Licensing SystemNMLS Consumer Access. NexWin Capital Corp. (ID 2743839) (opens in a new tab)
Look us up yourself: NMLS Consumer Access is the public registry where you can verify NexWin Capital Corp.'s record under NMLS ID 2743839.
Reviewed Jul 2026
More on investment property capital, from the field.
- August 1, 2026
Loan-to-cost and loan-to-value are two different ceilings
Two limits are applied to the same loan, and whichever comes out lower is the one you get. Knowing which binds tells you what to change about the deal.
Read article - August 1, 2026
The BRRRR method breaks at the refinance, not the rehab
Buy, rehab, rent, refinance, repeat. The fifth step is funded entirely by the fourth, and the fourth runs on rules you can check before you buy anything.
Read article - August 1, 2026
What ARV actually means, and who decides it
After-repair value is not your forecast of the finished price. It is an appraised value, produced under a stated condition, by someone who is not you.
Read article
Same process as a phone call, just faster.
Drop your name, phone, and which loan. We text a confirmation and a real person follows up.
Go to full investment property application- NexWin Capital Corp. is the licensed broker, not the lender, we package and place your file.
- Your first read is a manual review by a person, nothing is auto-decisioned.
- Your file goes to lenders only at placement, after documents are prepped and you’ve agreed on direction.
- Fee and compensation disclosures live on the disclosures page.
Different scenario?
- Ground-up · Spec · Heavy rehabConstruction
Capital structured around draws, trades, and real site sequencing.
- Buy · Improve · ExitFix & Flip
Acquisition + rehab capital sized around ARV and exit strategy.
- Short-term · Transition capitalBridge
Bridge capital up to 75% LTV, a typical ~14-business-day close for qualified, complete files.
- Working capital · Equipment · ARBusiness
Term, line, AR, and equipment capital for builders, GCs, and investors.
Brokered by NexWin Capital Corp. · NMLS ID: 2743839 · INVESTMENT