Core product
DSCR loans in North Carolina
Business-purpose financing for non-owner-occupied rental property, qualified by the rent rather than by your income paperwork. Arranged by a mortgage broker who shops wholesale lender programs across the state.
The mechanic
Coverage: the one number that decides the file
Debt service coverage ratio is the property’s monthly rent divided by its monthly obligation. Everything else in a DSCR file supports or attacks that fraction.
The numerator: rent
A signed lease, or the appraiser’s market-rent survey when the property is vacant. Nightly rentals use documented bookings or an appraiser’s projection. Your pro forma does not count; documented rent does.
The denominator: the full obligation
Principal and interest on the loan you are asking for, plus one twelfth of annual property taxes, plus one twelfth of the insurance premium, plus monthly HOA dues when they exist.
The floor: the lender’s minimum
Each wholesale program sets its own minimum ratio, and floors vary by property type, loan size and borrower experience. A file that clears one lender can miss another on identical terms — which is why the file gets shopped.
The file around the ratio
Credit, reserves measured in months of the obligation, entity documents and the property’s condition all matter — but the coverage ratio is the center of the underwriting.
Worked examples and the four inputs that move a North Carolina file: see how the DSCR ratio is calculated, or run your own numbers in the calculator.
Programs
The structures we arrange
Every product below is business-purpose and non-owner-occupied. Each has its own product page with documents, watch-outs and FAQs.
Business-purpose DSCR
Purchase financing
A DSCR purchase loan is sized by the rent the property is expected to produce against the full monthly housing cost — principal and interest, property taxes, insurance and any HOA dues.
Business-purpose DSCR
Cash-out refinance
A cash-out DSCR refinance replaces the loan on your rental with a larger one and pays you the difference, qualified by the property’s rent coverage rather than your personal income.
Business-purpose DSCR
Rate-and-term refinance
A rate-and-term DSCR refinance changes the pricing or the amortization of an existing loan on your rental without taking cash out of the property.
Business-purpose DSCR
New-construction rental
New-construction DSCR financing funds single-family or small-multifamily homes that are built to be rented rather than sold.
Business-purpose DSCR · nightly rentals
Short-term rental DSCR
Nightly-rental financing on documented bookings or appraiser projections — coast, mountains and metro, with local legality verified first.
Business-purpose DSCR · multiple properties
Portfolio & blanket DSCR
Several doors under one blanket structure or a sequenced portfolio — pooled rent against pooled obligation.
Eligibility
What fits, and what does not
In scope
- Non-owner-occupied 1–4 unit rental property
- Townhomes, condos and single-family rentals
- Nightly rentals that legally operate as such
- Purchases, cash-out and rate-and-term refinances
- Individual or LLC vesting, business purpose
- New-construction homes built to rent
Out of scope
- Property you will live in — consumer financing belongs elsewhere
- Second homes or personal-use property
- Large apartment communities beyond small multifamily
- Owner-occupied house hacking of any kind
Process
How a file moves
- 01
Scenario review
Address, price or balance, expected rent, entity plan. We run the ratio the way a lender will and name the programs that fit — before you spend money on inspections.
- 02
Application and disclosures
Credit authorization, entity documents, reserves evidence. Standard loan disclosures arrive in writing; broker compensation is disclosed before you commit.
- 03
Appraisal and underwriting
The appraisal sets value and the market-rent opinion. Underwriting reviews, issues conditions, and clears the file to close.
- 04
Attorney closing
A North Carolina closing attorney settles, records the deed and the deed of trust, and disburses. We coordinate with the attorney through funding.
FAQ
DSCR loan questions, answered
What is a DSCR loan in plain English?
It is a rental-property loan where the property qualifies itself. The lender divides the monthly rent by the monthly cost of owning and financing the property. If the rent covers the cost at or above the lender’s floor, the deal can work — regardless of what your tax returns show.
What property types are eligible?
Non-owner-occupied investment property: single-family rentals, 2–4 unit buildings, townhomes, condominiums, nightly rentals where legally operated, and new-construction homes built to rent. Business purpose only — a property you will live in needs consumer financing elsewhere.
Do I need experience as an investor?
Programs differ. Some are built for first-time investors with stronger reserves; others price for completed projects. Your experience shapes which wholesale programs are open to the file, which is one reason the file gets shopped rather than submitted once.
How much down payment does a DSCR loan need?
Business-purpose programs generally want more equity in the deal than owner-occupied consumer loans, and the exact expectation varies by program, property type and file strength. The coverage ratio often decides the practical number: the less you borrow, the smaller the obligation, the stronger the ratio. Send the scenario and we will give you the real figures.
What are reserves and why do they matter?
Reserves are liquid funds remaining after closing, measured in months of the property’s full housing obligation. They prove the file survives a vacancy or a repair without missing a payment. First-time investors are usually held to a deeper cushion.
Can the property be in an LLC?
Yes. Most business-purpose programs vest title in a single-purpose LLC at closing with the members personally guaranteeing the note. Entity documents go with the application, and names must match across the contract, deed, loan and insurance.
How long does the process take?
The timeline is set by the appraisal, underwriting queues and how fast conditions come back — not by marketing claims. We give you a realistic range for your specific file when we start, and we work the lender side so you are not relaying emails.
Which North Carolina markets do you cover?
The whole state. Charlotte and its collar counties, the Triangle, the Triad, the Sandhills military market, the Wilmington coast and the western mountains all see files. Local detail — county taxes, coastal insurance, town nightly-rental rules — is pre-underwritten into the scenario.
Send us the address and the rent.
Tell us the property, the price or current balance, and what you expect it to rent for. You will get a straight reading of which programs the file clears — and what would have to change if it does not.