Loan Programs
Purchase vs Refinance
Acquire a new investment property or improve one you already own.
We finance both purchases and refinances inside retirement accounts and entities — same non-recourse structure, same underwriting engine.
Purchase
Acquire a new investment property with up to 70% leverage. Plan for roughly 30–35% down, closing costs, and about six months of reserves. The Loan Planner below shows your payment, DSCR, and cash to close before you commit. See how down payment and leverage interact →
Refinance
Refinance a property your account or entity already owns — improve monthly cash flow, adjust the term, or free up reserves for the next deal. The same 70% LTV / 1.25 DSCR baseline applies.
Which makes sense for you
It depends on your goals, your current rate and term, and the property’s cash flow. The fastest way to compare is to run both scenarios in the planner below and then talk it through with a specialist.
Compare your numbers side by side
Run price, rent, and terms through our underwriting math to see your loan, DSCR, cash to close, and a five-year projection.
The Loan Planner is the most complete of our calculators -- it turns a property's price, rent, and operating costs into the numbers that actually decide a non-recourse loan: loan amount, LTV, DSCR, monthly PITIA, cash to close, required reserves, and a five-year equity-and-cash-flow projection.
It uses the same 70% LTV / 1.25 DSCR baseline and current Treasury-indexed pricing our officers use, so the estimates you see are grounded in real guidelines rather than guesswork.
Run your numbers in two minutes. Honest estimates -- then apply.
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How it works
- Enter the purchase price, down-payment %, and estimated monthly rent.
- Add carrying costs -- taxes, insurance, HOA, closing %, and an expense allowance.
- Pick a term (15 to 30 years) and the Treasury index that prices your rate.
- Run the scenario to see your full deal, including a year-by-year projection.
Why it matters
Investment-property lending lives or dies on debt-service coverage and leverage, not on personal income. Modeling the deal before you commit shows whether the rent supports the payment at our 1.25 DSCR minimum and whether your down payment keeps you under 70% LTV.
It also shows how much cash you truly need at closing, including reserves, and the projection helps you see past year one -- how appreciation and rent growth build equity and cash flow over a hold.
How to read your result
DSCR is rent divided by PITIA; at or above 1.25 you are inside guideline, and below it is not a no -- it invites an exception or a larger down payment. LTV is your loan divided by price; staying at or under 70% keeps you in the standard lane.
Cash to close blends your down payment, closing costs, and points; six-month reserves are held separately. The projection assumes the appreciation and rent-growth rates you enter, so adjust them to stress-test. All figures are estimates, not a commitment to lend.
Keep going
Frequently asked questions
What is PITIA?
How is my rate estimated?
What if my DSCR comes out below 1.25?
Why does it ask for reserves?
Are the projections guaranteed?
Estimates only -- not a commitment to lend; subject to full underwriting.
Frequently asked questions
How much do I need to put down on a purchase?
Plan for roughly 30 to 35 percent down at up to 70% LTV, plus closing costs and about six months of reserves.
Can I do a cash-out refinance?
Refinances are evaluated against the same 70% LTV and 1.25 DSCR baseline. A specialist can review what is possible for your property.
Which is better, purchase or refinance?
It depends on your goals, current terms, and the property cash flow. Model both in the planner and discuss with a specialist.
Ready to see where you stand?
Estimates and guidelines only — not a commitment to lend; all loans subject to full underwriting. Business-purpose / investment-property financing only. Educational information, not legal or tax advice.