Investment Property Loans for 1-8 Unit Rentals

Finance a rental without tax returns. Qualify on the property's rent (DSCR), on your bank deposits, or with a standard full-doc loan. 1 to 8 units, with one application compared across 30+ lenders.

1–8units, not capped at 4

No tax returnson DSCR and bank statement

30-yr fixedeven on 5–8 units

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What Do You Want to Do?

Buy a 1–4 unit rentalSee if the rent covers the payment, your DSCR and max LTV.Check my DSCR →Finance a 5–8 unit building30-year fixed, no balloon, residential-style terms.Match my 5–8 unit deal →Cash out a rental I ownPull equity for the next purchase, qualified on the rent.DSCR cash-out refinance →I'm self-employed or got deniedQualify on 12 or 24 months of deposits instead of tax returns.Bank statement loans →Buy an Airbnb or short-term rentalWhich programs count nightly income and what they need.Airbnb DSCR rules →I already have a quoteSend your Loan Estimate and I'll compare it across 30+ lenders.Free LE Review →

Compare Investment Property Loan Options

	DSCR loan	Bank statement loan	Conventional (full doc)
What qualifies you	The property's rent vs. its payment	12 or 24 months of deposits	Tax returns and W-2s
Tax returns	Not required	Not required	Required
Your debt-to-income	Not calculated	From your deposits	From your tax returns
Units	1 to 8	Varies by program	1 to 4
Typical down payment	20% to 25%	20% to 25%	From 15% (1 unit)
Best for	Rentals that pay for themselves, LLCs, growing portfolios	Self-employed investors with strong deposits	W-2 investors with low write-offs

Details: DSCR loans (1–8 units) · 5–8 unit DSCR · bank statement loans · renovation loans

Denied Because of Your Tax Returns? What to Do Next

Find out why. Most investor denials come from debt-to-income after write-offs, not from credit or the property.
Run the property's numbers. If the rent covers the payment including taxes, insurance and HOA, a DSCR loan may approve it without your returns. Check your DSCR.
If the rent is thin, use your deposits. A bank statement loan uses 12 or 24 months of deposits instead of taxable income.
Line up down payment and reserves. Plan on 20% to 25% down and several months of payments in reserve.

The 5 to 8 Unit Gap

Conventional financing stops at four units, and so do most DSCR lenders. Five to eight units usually get pushed into commercial loans with balloon payments, higher rates and full financials. I finance 1 to 8 units on DSCR with a 30-year fixed option. See the 5–8 unit program.

Investment Property Loan Questions

What investment property loans don't require tax returns?

DSCR loans, which qualify on the property's rent, and bank statement loans, which qualify on 12 or 24 months of deposits. Neither requires tax returns or W-2s.

My bank denied me because of my tax returns. What are my options?

A DSCR loan can approve the property on its rent alone without looking at your returns. If the rent doesn't cover the payment, a bank statement loan can qualify you on your deposits instead of your taxable income.

How much do you need down on an investment property?

Most investor programs require 20% to 25% down. Short-term rentals, lower credit scores and lower DSCR ratios can require more. Conventional loans can start at 15% down on a single-unit rental with full income documentation.

Can I close a DSCR loan in an LLC?

Many DSCR programs allow you to close in an LLC, usually with a personal guarantee.

Can I use Airbnb or short-term rental income?

Usually yes on 1 to 4 unit properties, and generally no on 5 to 8 units. Most programs require 12 months of operating history or a third-party market projection.

Is a 5 unit building residential or commercial?

For financing, five units and up is normally treated as commercial, which typically means a balloon payment, a shorter term and business-style underwriting. Certain DSCR programs finance 5 to 8 unit residential properties on residential-style terms instead.

Can you get a 30 year fixed mortgage on a 5 unit building?

Yes, through a DSCR program rather than conventional or commercial financing. Thirty-year fixed is available with no balloon payment and full amortization.

Send Me the Deal

Address, unit count, rent, price and your rough credit score. I place investor loans across a dozen-plus programs that don't agree on short-term rentals, unit counts or documentation. I'll tell you which ones fit before you write the offer or pay for an appraisal.

Book a Call Check My DSCR Apply Now Call (630) 360-3490

Mortgage products are originated by PBT Bancorp, NMLS #257781. Dan Frio | NMLS #246527 | PBT Bancorp | NMLS #257781. Program guidelines are general, vary by investor, property and state, and are subject to change without notice. Not a commitment to lend; not all applicants will qualify.