Is my personal income checked?

Much less than with a conventional mortgage. These products focus on whether the property covers its own debt, though the lender will still verify identity, assets and experience.

Can I cash out to buy another property?

That is one of the most common uses, and often preferable to selling a performing asset. The amount available depends on the lender and current value.

Does it work for short-term rentals?

Sometimes, and it is treated differently from a long lease because the income is more volatile. Say up front that it is a short-term rental -- discovering it later costs everyone time.

Long-Term Rental Property Loans

How rental financing differs from a mortgage

A conventional mortgage looks hard at your personal income and how many loans you already carry. Investor rental products lean instead on whether the property services its own debt, which is why they keep working after the fourth or tenth property when conventional lending has long since stopped.

Debt service coverage

Rent measured against the loan payment, taxes, insurance and any association dues. The central metric.

Property count is less of a wall

Investors who have hit conventional limits often move here for exactly that reason.

Longer terms than bridge money

This is the loan you hold, not the loan you exit in eight months.

The three things rental investors use this for

Acquisition is only one of them, and the other two are where most of the portfolio growth actually happens.

Acquiring the next rental

Standard purchase financing judged on the property's income.

Refinancing out of short-term money

The planned exit from a flip or bridge loan when you decide to keep the property instead of selling it.

Cash-out to fund the next deal

Releasing equity from a performing property rather than selling an asset that is working. Often the quietest way a portfolio compounds.

What weakens a rental file

Most declines on this product trace to the same few things, and all of them are visible before you apply.

Rent that barely covers the payment

Thin coverage leaves no room for a vacancy or a bad month, and lenders price accordingly.

Expenses modelled optimistically

Taxes, insurance and maintenance understated in the pro forma. Underwriting will correct them and the coverage ratio will move.

Short or informal leases

Month-to-month arrangements and handshake tenancies make income harder to evidence.

Property condition

A rental needing work before it can be let is a different product until the work is done.

What lenders want to see on a rental file

This product is judged on whether the property services its own debt, so send the things that prove income and cost rather than the things that prove your salary.

The lease, or the market rent evidence if it is not yet let.
Current taxes, insurance and any association dues — the real figures, not estimates.
What is owed now if this is a refinance or cash-out.
A maintenance and vacancy assumption you would defend to a stranger.
How many rental properties you already hold, and how they are financed.
Whether it is a long lease or a short-term rental, said up front.

Tell us about this deal

No fee to submit it, and no obligation once terms come back.

Questions investors ask about this product

Is my personal income checked?: Much less than with a conventional mortgage. These products focus on whether the property covers its own debt, though the lender will still verify identity, assets and experience.
Can I cash out to buy another property?: That is one of the most common uses, and often preferable to selling a performing asset. The amount available depends on the lender and current value.
Does it work for short-term rentals?: Sometimes, and it is treated differently from a long lease because the income is more volatile. Say up front that it is a short-term rental -- discovering it later costs everyone time.

Before you apply

We are a connector, not the lender. We place your deal with private and hard money lenders who fund this profile; they underwrite it, approve it and set the terms. We will not quote a rate, points or leverage before a lender has read the file, and we do not use the word approved. If the deal does not fit private lending, we would rather tell you on the first call — see how the process works for the short version.

Long-term rental loans underwritten on the rent, not your job