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A DSCR loan qualifies you based on the rental property's income, not your personal W-2, tax returns, or employment history. The lender divides the property's monthly rent by its total debt payment (PITIA). A ratio of 1.0 or above means the property pays for itself. A 1.25x ratio or higher unlocks the best terms.
This is InstaLend's primary SFR lending product and the fastest-growing non-QM mortgage type in the USA, ideal for self-employed investors, LLC borrowers, and anyone scaling beyond conventional financing limits.
Investors with multiple single-family rental properties can consolidate them under one portfolio loan, sometimes called a blanket mortgage. Instead of managing five separate mortgage payments across five lenders, you have one loan, one payment, one lender relationship. This makes scaling from 5 to 20+ properties significantly more manageable.
Portfolio loans are cross-collateralised, meaning all properties in the bundle secure the single loan. This gives investors bulk negotiating power on rates and terms, but it also means selling or refinancing one property out of the portfolio requires a loan modification.
Conventional mortgages backed by Fannie Mae or Freddie Mac offer the lowest interest rates available for individual rental property buyers, but come with the most documentation requirements. Lenders review personal tax returns, W-2s, employment history, and Debt-to-Income (DTI) ratios. The underwriting process is designed for salaried employees, not investors with complex income structures.
The most significant restriction: Fannie Mae limits individual borrowers to 10 financed properties. Once you hit that ceiling, conventional financing is no longer an option, which is exactly when DSCR or portfolio loans become essential.
| FEATURE | DSCR LOAN | PORTFOLIO LOAN | CONVENTIONAL | HARD MONEY |
|---|---|---|---|---|
| Income verification | None | None | W-2 + tax returns | Minimal |
| Loan term | 30-year fixed | 5–30 years | 15–30 years | 12–18 months |
| Close time | 10–14 days | 3–6 weeks | 30–60 days | 7–14 days |
| LLC closing | Yes | Yes | Rarely | Yes |
| Property limit | No cap | No cap | Max 10 | No cap |
| Best for | Single property, DSCR qualifying | 5+ properties, scaling | W-2 earners, 1–3 properties | Rehab → rent (BRRRR) |
DSCR stands for Debt Service Coverage Ratio. A DSCR of 1.0 means the property's rental income exactly covers its mortgage payment. A DSCR above 1.25x is ideal - it means the property generates more income than it costs to hold, signalling lower risk to the lender and better terms for you.
Example: A property rents for $2,500/month. PITIA (mortgage + taxes + insurance) totals $2,000/month. DSCR = 2,500 ÷ 2,000 = 1.25x - this property qualifies. InstaLend reviews the market rent for the property, not just your current lease, giving investors flexibility at acquisition.
Self-employed investors · Business owners · Out-of-state investors · LLC borrowers · Investors with 10+ properties · High-net-worth individuals with complex tax situations · Anyone who wants to qualify based on the deal, not their day job.
Single-family homes are the easiest and safest entry point into real estate investing: lower acquisition cost, strong rental demand, and straightforward management. InstaLend's asset-based model means your first deal isn't blocked by a complicated income review
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No cap on the number of InstaLend loans you can hold. No income verification means no ceiling. Experienced investors use our DSCR loans to add properties without the income documentation wall that stops conventional financing at loan 10.
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Traditional lenders penalise self-employment. InstaLend doesn't ask for W-2s or tax returns. If you're a business owner, freelancer, or entrepreneur, your loan eligibility is determined by the rental property's income, not how your accountant structured last year's returns.
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Investing across state lines? InstaLend lends in 46 states. Our fully remote application process means you can finance a rental in Ohio, North Carolina, or Michigan without being physically present. We know the markets where returns are strongest, and we lend there.
30-year fixed terms create predictable monthly payments and stable cash flow planning for the long haul. If your strategy is to buy, rent, and hold for a decade or more, InstaLend's SFR mortgage locks in your costs so appreciation and rent growth compound in your favour.
Protect your personal assets and keep your portfolio legally structured by closing SFR loans in your LLC or business entity. Most conventional lenders won't allow this. InstaLend does. It's standard practice for our investors.
Share the property address, purchase price, and expected monthly rental income. Takes under 5 minutes. No financial documents at this stage.
InstaLend's team reviews the property's rental income vs. its debt service obligation. No W-2s. No tax returns. The deal speaks for itself. .
Receive your term sheet, finalise paperwork, and close. Most InstaLend SFR loans fund within 10-14 business days of application.
Share the property address, purchase price, estimated renovation costs, and projected ARV. Takes under 5 minutes — no financial documents at this stage.
InstaLend's team reviews the property's current value, renovation scope, and after-repair value. No W-2s. No tax returns. The deal does the qualifying.
Receive your term sheet, finalise paperwork, and close. Renovation costs are disbursed via a draw schedule as work progresses. Most loans fund within 10-14 business days.
Share the property address, purchase price, estimated renovation costs, and projected ARV. Takes under 5 minutes — no financial documents at this stage.
InstaLend's team reviews the property's current value, renovation scope, and after-repair value. No W-2s. No tax returns. The deal does the qualifying.
Receive your term sheet, finalise paperwork, and close. Renovation costs are disbursed via a draw schedule as work progresses. Most loans fund within 10-14 business days.
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Share the property address, purchase price, estimated renovation costs, and projected ARV. Takes under 5 minutes with no financial documents at this stage.
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InstaLend's team reviews the property's current value, renovation scope, and after-repair value. No W-2s. No tax returns. The deal does the qualifying.
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Receive your term sheet, finalise paperwork, and close. Renovation costs are disbursed via a draw schedule as work progresses. Most loans fund within 10-14 business days.
Single-family homes are the easiest and safest entry point into real estate investing: lower acquisition cost, strong rental demand, and straightforward management. InstaLend's asset-based model means your first deal isn't blocked by a complicated income review.
No cap on the number of InstaLend loans you can hold. No income verification means no ceiling. Experienced investors use our DSCR loans to add properties without the income documentation wall that stops conventional financing at loan 10.
Traditional lenders penalise self-employment. InstaLend doesn't ask for W-2s or tax returns. If you're a business owner, freelancer, or entrepreneur, your loan eligibility is determined by the rental property's income, not how your accountant structured last year's returns.
Investing across state lines? InstaLend lends in 46 states. Our fully remote application process means you can finance a rental in Ohio, North Carolina, or Michigan without being physically present. We know the markets where returns are strongest, and we lend there.
30-year fixed terms create predictable monthly payments and stable cash flow planning for the long haul. If your strategy is to buy, rent, and hold for a decade or more, InstaLend's SFR mortgage locks in your costs so appreciation and rent growth compound in your favour.
Protect your personal assets and keep your portfolio legally structured by closing SFR loans in your LLC or business entity. Most conventional lenders won't allow this. InstaLend does. It's standard practice for our investors.
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An SFR loan, short for Single Family Rental loan, is a mortgage designed for real estate investors buying or refinancing a property they intend to rent out, not live in. Unlike primary home loans, SFR loans are evaluated based on the property's income potential rather than the borrower's personal employment history.
No. InstaLend does not require W-2s, tax returns, or employment verification. Approval is based on the property's rental income and its debt service coverage ratio (DSCR). This makes SFR loans accessible to self-employed investors, business owners, and anyone without traditional employment documentation.
Yes. InstaLend allows investors to close SFR loans in the name of an LLC or other business entity. This is a key advantage over conventional lenders and helps protect your personal assets while building a rental portfolio.
InstaLend typically closes single family rental loans in 10-14 business days from application. Our streamlined, asset-based process eliminates the paperwork delays common with traditional lenders. No W-2 chase, no tax return review.
SFR refers to the property type, a single-family rental home. DSCR (Debt Service Coverage Ratio) refers to the qualification method. InstaLend uses DSCR underwriting for SFR loans, meaning no W-2s or tax returns are required. The property's rental income does the qualifying, not your personal income.
InstaLend offers up to 80% loan-to-value (LTV) on single family rental loans, meaning a minimum down payment of 20%. Loan amounts start at $75,000 and go upward depending on the property value and scope of investment.
InstaLend looks for a DSCR of 1.0 or above, meaning the property's monthly rental income covers or exceeds its full debt obligation (principal, interest, taxes, and insurance).
InstaLend offers SFR loans in 46 states across the USA. We do not currently lend in North Dakota, South Dakota, Arizona, California, or Utah. Top markets include New Jersey, Ohio, Michigan, Illinois, New York, North Carolina, Florida, Pennsylvania, Massachusetts, and South Carolina.