The AI Mortgage Pro™
Offered through Equity Smart Home Loans — Licensed Mortgage Broker (NMLS 856170)
Robert Sumlin, Mortgage Loan Originator — NMLS 1530065 | Licensed in California & Texas
Call (951) 426-7300
🏘 Investor Financing — No Tax Returns Required

DSCR Investor Loans
in California & Texas

Fix & Flip, DSCR rentals, or Cash-Out Refi — qualify based on the deal, not your personal income. No W-2s, no tax returns, no pay stubs. Built for investors who move fast and need financing that keeps up.

No Income Docs Fix & Flip · DSCR · Cash-Out LLC & Entity OK SFR, Multi, Short-Term CA & TX — Up to 80% LTV
🔨 Submit a Fix & Flip Deal 🔑 Apply for a DSCR Purchase 💵 Request a Cash-Out Refi Schedule a Call with Robert
No credit pull to start • No income docs • Fix & Flip · DSCR · Cash-Out

Calculate Your Payment & DSCR Ratio

Enter your rental income and proposed loan amount to see if you qualify — no personal income required.

How It Works

4 Steps to Your Investor Loan

No tax returns. No W-2s. We use your property's rent roll to determine eligibility — fast.

1
Identify the Property
Tell us the address, property type, and whether it's a purchase or refinance. We handle SFR, 1–4 Multi 5-8 Units, condos, and short-term rentals.
2
Provide the Rent Roll
Share the current lease or market rent estimate. We use gross monthly rent — not your personal income — to calculate your DSCR ratio.
3
We Run the Numbers
DSCR = Monthly Rent ÷ PITIA. A ratio of 1.0 means rent covers the full payment. Most programs require 0.75+. Higher is better.
4
Close & Scale
No DTI caps based on personal income. You can own multiple properties. DSCR is the go-to tool for investors building a portfolio.
DSCR Ratio Calculator

Does Your Rental Property Qualify?

Enter the monthly rent and your estimated monthly payment to instantly see your DSCR ratio.

—
Why Investor Financing

Built for Investors, W-2, Self Employed Ok

Traditional loans use your tax returns — which often show losses. Investor financing ignores all of that.

📄
No Tax Returns Required
We don't look at Schedule E, net income, or write-offs. Your DSCR ratio is the only income metric that matters.
🏢
Close in Your LLC
Vesting in a single-member LLC or corporate entity is allowed. Great for liability protection and portfolio organization.
🔄
No DTI Limit
Debt-to-income ratio is not a disqualifier. Own 10 properties? 20? Your personal income isn't the bottleneck with DSCR.
🏖
Short-Term Rentals OK
Airbnb and VRBO properties qualify using AirDNA market rent or existing lease. We know how to document STR income correctly.
⚡
Faster Closings
Without income analysis and employment verification, the file is simpler. We focus on the property and the deal — not your career history.
📈
Cash-Out Available
Access equity you've built in your investment properties. Use cash-out for down payments on your next acquisition or renovations.
Eligibility

What You Need to Qualify

Investor financing is flexible by design. Here's a typical borrower profile for California investment properties.

✓
Credit Score 620+ — Better pricing at 680+. We have programs down to 620 for the right deal.
✓
DSCR ≥ 0.75 — Rent doesn't need to fully cover the payment. Even below-breakeven properties can qualify on certain programs.
✓
Down Payment 20–25% — 80% LTV for most programs. Some allow up to 85% LTV with strong DSCR.
✓
Investment Property Only — Primary residences and second homes do not qualify for DSCR. Must be a rental or investment property.
✓
Property in Rentable Condition — Standard appraisal required. Property must be livable and generate (or be able to generate) rent.
✓
3 Months Reserves — Liquid assets covering 6 months of PITIA are typically required. Gift funds may be acceptable.

Ready to Run the Numbers?

Talk directly with Robert Sumlin — a DSCR specialist licensed in California and Texas. No call centers, no handoffs. Fill out the investor intake below and Robert will follow up within 24 hours.

Submit My Deal → Schedule a Strategy Call
Robert Sumlin | NMLS #1530065 | (951) 426-7300
Eligible Properties

Property Types We Finance

California and Texas residential investment properties of all sizes. We know both markets.

🏠
Single-Family
1–4 Units residential investment properties. The most common DSCR scenario.
🏘
Multi-Family
5–8 Unit buildings. Strong cash flow properties. DSCR is an ideal fit.
🏖
Short-Term Rental
Airbnb, VRBO. AirDNA market rent used for income projection in most programs.
🏙
Condos & PUDs
Warrantable and non-warrantable condos eligible. Ask about project approval requirements.
Investor Strategies

Built for Active Capital Deployment

New construction and fix-and-flip are where serious investors are moving money right now. DSCR is the financing layer that makes both strategies work — no income docs, no portfolio caps, no personal liability to the lender.

New Construction
🏗
As-Completed DSCR
Qualify on projected rent — no income docs, no seasoning
Finished new builds qualify for DSCR on as-completed appraised value and projected market rent. You close immediately after the certificate of occupancy — no waiting period, no W-2s, no tax returns. Robert works with builders, developers, and investors taking new construction straight into the rental portfolio.
1007 rent schedule or appraisal-based market rent used in place of an existing lease
Close immediately after CO — no occupancy seasoning required on most programs
Construction-to-perm available — one closing, permanent DSCR rate locks at completion
SFR, 1–4 Multi 5-8 Units, and condo new builds all eligible — CA and TX new construction markets
LLC vesting on new build title — protect the asset in your entity from day one
New Build → DSCR Hold Flow
Build / Acquire → Certificate of Occupancy → DSCR Permanent Loan → Rent & Hold
Start New Construction Inquiry →
Fix & Flip → Hold
🔨
DSCR as the Exit Refi
Refinance out of hard money — keep the asset, recycle the capital
DSCR is the most powerful tool in a flipper's exit strategy. Once rehab is complete and the property is rent-ready, a DSCR cash-out refi pays off the hard money or bridge loan, pulls your equity back out, and locks in a permanent 30-year rate — all without touching your income docs. Your capital goes back into the next deal. The property stays in the portfolio.
Pay off hard money or bridge debt at rehab completion — no post-rehab seasoning on most programs
Cash-out up to 75% LTV on post-rehab as-is value — recycle equity into the next flip
Qualify on projected rent — not your W-2, not your Schedule E, not your tax returns
LLC vesting carries through the refi — your entity structure stays intact
Stack this strategy across multiple properties — no portfolio cap means no ceiling on BRRRR
The Fix-to-Hold Cycle
Acquire (Hard Money) → Rehab → DSCR Cash-Out Refi → Hold + Repeat
Start Fix & Flip Exit Inquiry →
Portfolio Scaling
📈
No Property Cap
Conventional stops at 10 — DSCR doesn't
Each DSCR loan underwrites on its own cash flow. Existing portfolio doesn't count against you. Investors with 15, 20, 30+ properties use DSCR to keep scaling when conventional financing closes the door.
CA and TX properties in the same portfolio — one lender relationship
1031 exchange purchases eligible as DSCR end loans
SFR, multi-family, and STR mix — all qualifiable on separate DSCR loans
Start Portfolio Inquiry →
Equity Deployment
💵
Cash-Out to Acquire
Idle equity is dead capital — deploy it
Pull up to 75% LTV from a stabilized rental with no income verification, no lease disruption, and no impact on your tax returns. Proceeds fund your next down payment, construction costs, or operating reserves.
No seasoning requirement on many programs — act when the deal is right
Tenant stays in place — no lease assignment, no disruption to cash flow
Self-employed investors: zero tax return exposure — property qualifies on its own
Start Cash-Out Inquiry →

All four strategies handled by Robert Sumlin personally. No call centers, no processors on first contact. NMLS #1530065 · CA & TX Licensed.

Tell Robert About Your Deal →
FAQ

Common Questions

What is a DSCR loan? +
A Debt Service Coverage Ratio (DSCR) loan is a type of investment property mortgage where the lender qualifies you based on the property's rental income rather than your personal income. The DSCR ratio is calculated as: Monthly Rent ÷ Monthly PITIA (principal, interest, taxes, insurance, HOA). A ratio of 1.0 means the rent exactly covers the payment. Most lenders require 0.75 or higher.
Do I need to show tax returns or pay stubs? +
No. DSCR loans are a "no income" or "no-doc" product in terms of personal income verification. We do not review W-2s, 1040s, pay stubs, or bank statements for income purposes. Qualification is driven entirely by the property's rental income relative to the loan payment.
Can I close in an LLC? +
Yes. Many DSCR lenders allow vesting in a single-member LLC or other entity. This is one of the most requested features for investors who want asset protection. Note that if you close in an entity, the loan is treated as a business-purpose loan and some state consumer protection laws may not apply.
How is short-term rental income handled? +
For Airbnb or VRBO properties, lenders typically use the lower of: (1) 12-month actual STR income from bank statements, or (2) AirDNA projected market rent for the area. If the property is new or has no rental history, AirDNA data is used. This gives you a clear path even without an established track record.
What's the minimum down payment for a DSCR loan? +
Most DSCR programs require 20–25% down on a purchase, meaning the max LTV is 75–80%. Some programs go up to 85% LTV for borrowers with strong DSCR ratios (1.25+) and good credit (720+). Refinances follow similar LTV guidelines depending on cash-out vs. rate-and-term.
Can I do a cash-out refinance with DSCR? +
Yes. Cash-out refinances are very common with DSCR. Many investors use DSCR cash-out refi to pull equity from one property and fund the down payment on the next. Typical max LTV for cash-out is 75%. Seasoning requirements apply — most programs require 6–12 months of ownership before cash-out.
How many properties can I finance with DSCR? +
Unlike conventional loans (which cap financed properties at 10), most DSCR programs have no hard limit on the number of financed properties. Each loan is underwritten based on that individual property's cash flow. This is the primary reason serious investors choose DSCR over conventional financing as they scale.
How do I pull equity out of my rental property without showing tax returns? +
A DSCR cash-out refinance is the answer. The lender qualifies the loan based on the property's monthly rent relative to the loan payment — not your W-2, Schedule E, or tax returns. You can typically access up to 75% of the property's current appraised value. The process is straightforward: appraisal, lease review, credit pull, and closing. No income docs required at any stage. This is one of the most common reasons real estate investors choose DSCR over conventional cash-out refinancing.
Can I use a DSCR loan if I'm self-employed or my income is hard to document? +
Yes — DSCR loans were largely designed for exactly this situation. If you're self-employed, a business owner, or someone whose taxable income looks lower than your actual earnings after deductions, conventional lending becomes difficult. DSCR bypasses personal income entirely. The property's rent is the income. Your business structure, write-offs, and Schedule C have no impact on qualification. This is why DSCR has become the primary financing tool for self-employed real estate investors in California and Texas.
What is the BRRRR strategy and how does DSCR fit into it? +
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. It's a portfolio-building strategy where an investor acquires a distressed property, rehabilitates it, rents it out, and then refinances into a long-term loan to pull capital back out and repeat the cycle. DSCR is the "refinance" step. Once the property is rehabbed and producing rent, a DSCR cash-out refinance pays off the hard money or bridge loan and recycles your equity into the next deal — without touching your income docs. There is no limit to how many times you can execute this cycle with DSCR financing.
What credit score do I need for a DSCR loan? +
Most DSCR programs start at a 620 minimum credit score, though pricing improves significantly at 680 and again at 720+. Borrowers with 740+ credit and strong DSCR ratios (1.25 or higher) typically access the best rates and highest LTVs. Credit score affects rate, LTV ceiling, and reserve requirements — but it does not trigger income documentation. Even at lower credit tiers, DSCR remains a no-income-verification product.
How is a DSCR loan different from a conventional investment property loan? +
Conventional investment property loans (Fannie Mae / Freddie Mac) require full income documentation — tax returns, W-2s, pay stubs, and debt-to-income ratio analysis. They also cap the number of financed properties at 10 and typically require the property to be in your personal name. DSCR loans require none of that. Qualification is based on the property's rent alone, there is no portfolio cap, and closing in an LLC is permitted on most programs. DSCR trades a slightly higher rate for dramatically simpler qualification and greater flexibility — a trade-off most serious investors make willingly.
About This Broker

Robert Sumlin — Licensed Mortgage Loan Originator

Robert Sumlin is a licensed Mortgage Loan Originator (NMLS #1530065) operating as an independent mortgage broker through Equity Smart Home Loans (NMLS #856170, DRE #01906808), headquartered in South Pasadena, California. Robert is licensed to originate mortgage loans in California and Texas, with a primary focus on investment property financing — including DSCR loans, Fix & Flip bridge financing, and cash-out refinances for real estate investors.

As an independent broker, Robert has access to 20+ wholesale DSCR lenders — meaning investors work with one point of contact while Robert shops the market for the best rate, LTV, and program fit for each specific deal. Robert also holds a California real estate license, giving him a working understanding of the investment side of the transaction, not just the financing.

Robert operates under the brand The AI Mortgage Pro™ — a technology-forward mortgage platform built at ai.myeshloans.com that combines AI-assisted loan guidance with personal originator review. Every investor inquiry submitted through this platform is reviewed by Robert personally — no call centers, no transferred leads, no outsourced processing on first contact.

Licensing
NMLS #1530065
Licensed: California & Texas
Broker: Equity Smart Home Loans
NMLS #856170 · DRE #01906808
Specialties
DSCR Investor Loans
Fix & Flip Bridge Financing
Cash-Out Refinance
Short-Term Rental (STR) Loans
Markets Served
Los Angeles County, CA
Coachella Valley / Palm Desert, CA
Houston, Dallas, Austin, TX
Statewide CA & TX
Contact
(951) 426-7300
[email protected]
ai.myeshloans.com
🏘 Investor Deal Submission

Submit Your Deal

Fix & Flip, DSCR Purchase, or Cash-Out Refi — select your loan type and answer only the questions that apply. Robert reviews every submission personally.

No Income Docs No Credit Pull LLC & Entity OK 5 Minutes
Loan Type Step 1
Step 1
What are you working on?
Your selection determines every question that follows.
🔨
Fix & Flip
Hard money / bridge — buy, rehab, sell or hold
🔑
DSCR Purchase
Buy an investment property — qualified on rent alone
💵
Cash-Out Refi
Pull equity from an existing investment property
Fix & Flip — Step 2 of 6
Where's the property?
State, property type, and address.
🌴
California
LA, Coachella Valley, statewide
⭐
Texas
Houston, Dallas, Austin, statewide
Single Family
1-4 Units SFR
Multi-Family
5-8 Units
Condo / PUD
Warrantable or non-warrantable
Fix & Flip — Step 3 of 6
Tell me about the deal
How you found it, what needs work, and how long you expect it to take.
How did you find this property?
MLS
Wholesaler
Auction
Off-Market
Referral
Other
Rehab scope?
Cosmetic
Paint, floors, fixtures
Mid
Kitchen, bath, systems
Full Gut
Down to studs
Estimated rehab timeline?
Under 3 Mo
3–6 Mo
6–12 Mo
Fix & Flip — Step 4 of 6
The numbers
Exit plan and deal financials.
Exit strategy?
📈
Sell
List after rehab complete
🔄
BRRRR Hold
Refi into DSCR rental
🔭
Undecided
Evaluating options
⚠️ As-Is Value is the lender's appraised value of the property in its current condition — not the Zillow estimate and not the ARV. This is what hard money lenders use to calculate your initial LTV.
Fix & Flip — Step 5 of 6
Borrower profile
No credit pull — estimates only.
Fix & flip experience?
First Flip
New to fix & flip
1–3 Completed
Some track record
4+ Completed
Experienced rehabber
Credit score range?
720+
680–719
640–679
620–639
Below 620
Liquidity — cash available?
Under $25k
$25k–$75k
$75k–$150k
$150k+
Vesting
Fix & Flip loans must close in an LLC or entity — no personal name vesting.
DSCR Purchase — Step 2 of 4
The property
State, type, and address.
🌴
California
LA, Coachella Valley, statewide
⭐
Texas
Houston, Dallas, Austin, statewide
Single Family
1-4 Units SFR
2–4 Units
Multi-Family
Short-Term Rental
Airbnb / VRBO
Condo / PUD
Warrantable or non-warrantable
DSCR Purchase — Step 3 of 4
Price, down payment & rental income
These three numbers determine whether the deal qualifies on its own.
Active Lease
Tenant in place
Market Rent
1007 appraisal
STR Projection
AirDNA data
STR History
Bank statements available
DSCR Purchase — Step 4 of 4
Borrower profile
Affects rate and LTV — not qualification if DSCR ≥ 1.0 and down ≥ 20%.
Credit score range?
760+
Best pricing
720–759
Very good
680–719
Good
640–679
Select programs
620–639
Minimum tier
Below 620
Limited options
Post-close reserves?
3–5 Months
Minimum
6–11 Months
Solid
12+ Months
Strong
Vesting — entity or personal?
🏢
LLC / Entity
Recommended — asset protection & portfolio structure
👤
Personal Name
Individual borrower — no entity
Cash-Out Refi — Step 2 of 4
The property
State, type, and address of the investment property.
🌴
California
LA, Coachella Valley, statewide
⭐
Texas
Houston, Dallas, Austin, statewide
Single Family
1-4 Units SFR
2–4 Units
Multi-Family
Short-Term Rental
Airbnb / VRBO
Condo / PUD
Warrantable or non-warrantable
Cash-Out Refi — Step 3 of 4
Value, debt & rental income
The DSCR ratio on the new loan amount is the key number.
Active Lease
Tenant in place
Market Rent
1007 appraisal
STR Projection
AirDNA data
STR History
Bank statements
Cash-Out Refi — Step 4 of 4
Borrower profile
Credit score range?
760+
Best pricing
720–759
Very good
680–719
Good
640–679
Select programs
620–639
Minimum tier
Below 620
Limited options
Post-close reserves?
3–5 Months
Minimum
6–11 Months
Solid
12+ Months
Strong
Vesting — entity or personal?
🏢
LLC / Entity
Recommended — asset protection & portfolio structure
👤
Personal Name
Individual borrower — no entity
Final Step
Last step — how should Robert reach you?
Your deal summary is on the right. You'll hear back within 24 hours — usually same day.
Timeline?
🚨
Ready Now
Moving fast
📅
30–45 Days
Standard timeline
🗓
60–90 Days
Planning ahead
🔭
Just Exploring
No firm date yet

No credit pull. No obligation. By submitting you agree to be contacted by Robert Sumlin (NMLS #1530065).

Your Deal Summary
✓ Robert reviews every submission personally — no bots, no 48-hour black hole.