Hold · Cash-flow · Portfolio
← All programsInvestment Property loans, explained.
For income-producing assets and small-to-mid portfolios.
Licensed California broker
NMLS ID 2743839 · DFPI 60DBO-211586
- 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?
Investment Property financing arranged by NexWin Capital Corp. through its lending partners: Rental-property capital qualified on the property's cash flow, not W-2 income.
- Loan size
- $150K – $10M
- Term
- 30-year, 5/7 ARM, I/O options
- DSCR min
- 1.0x
- LTV max
- Up to 80%
- Run the DSCR loan calculator to price a scenario against these bounds.
- DSCR loans in California, the category this program sits inside.
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.
An honest comparison
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.
The numbers, without the jargon.
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.
Glossary pageDebt Service Coverage Ratio
All-in monthly housing cost: principal, interest, taxes, insurance, and HOA. DSCR lenders underwrite against this, not just P&I.
Loan amount as a percentage of appraised value. DSCR loans typically cap at 75–80% on purchases and lower on cash-outs.
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.
Some DSCR loans offer 10-year interest-only payments. Lower monthly cost, stronger cash flow, but no principal paydown during the I/O period.
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.
Income and debt service share one view.
Selected: DSCR · Debt Service Coverage Ratio
Conceptual relationship — this drawing does not calculate qualification.
The process
How a deal moves through NexWin Capital Corp.
6 structured steps
YouPrequalify
Submit the asset + borrower scenario, property type, rent, purchase or refi, borrowing entity.
YouDocument prep
Upload lease(s), insurance, entity docs, and ID. DSCR keeps the doc list short, no tax returns required in most cases.
NexWin Capital Corp.Lender placement
We route to DSCR lenders whose pricing, prepay structure, and unit-count appetite fit the deal.
LenderTerm sheet + appraisal
Receive a quote. Appraisal with a 1007 rent schedule validates market rent for DSCR calculation.
LenderUnderwriting + close
Title, insurance, and final underwriting. For qualified scenarios with a complete file, DSCR files typically close in 21–30 days.
YouHold & operate
Monthly payments, clean tax treatment, and an asset that continues to compound.
What we'll need
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.
Required
Supporting (if applicable)
Why NexWin Capital Corp.
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.
SpeedFast 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.
StructureBuilt around the deal
Fixed, hybrid, I/O, prepay variants, we match the structure to your hold plan, not a default box.
Competitive RateCompetitive pricing
Active rate-shopping across specialty DSCR lenders. Prepay, points, and rate trade against each other; we optimize for your actual plan.
Getting it DoneGetting it done
Entity setup, title, insurance, coordinated through one contact so you're not chasing four parties.
CertaintyClarity 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 each lender sets its own floor above or below that.
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 typically do not apply the property-count ceilings an agency lender does, which is why investors reach for them when they are told 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.
Different scenario?
More on investment property capital, from the field.
Check 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 Aug 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
Tell us about the deal.
We’ll help determine whether it fits.
A short prequalification to see if your scenario may be a fit. No commitment, just a clear read.
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.