Simply Approved Mortgages
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Mortgage Loans
DSCR
DSCR loan: qualify with rent, not tax returns.
Foreign National
US investment property loans for non-US citizens.
Construction
Fund the build. Take out to a DSCR loan.
Fix & Flip
Short-term acquisition + rehab capital for investors.
Airbnb / STR
DSCR loans that qualify with STR revenue, not long-term rent.
Section 8 DSCR
DSCR loans that count your HAP contract as verified income.
Bridge
Buy now, refinance later when the property is stabilized.
Portfolio
Finance multiple investment properties with one loan.
Multifamily 5+
Commercial multifamily financing underwritten to NOI and cap rate — not your tax returns.
Hard Money
Asset-based capital that closes in days — for deals a bank or DSCR lender can't touch.
Mid-Term Rental Loans
30–90 day furnished rentals underwritten on lease income.
Non-QM Loans
Bank statement, 1099, P&L and asset-depletion options for self-employed borrowers.
Bank Statement Loans
Qualify with 12 or 24 months of bank deposits instead of tax returns.
1099 Loans
Qualify with 1099 income for contractors and gig workers.
DSCR Programs
DSCR LoansHow DSCR WorksDSCR Loan RatesDSCR RequirementsDSCR Pros & ConsDSCR Cash-Out RefinanceDSCR Rate & Term RefinanceInterest-Only DSCR LoansInvestment Property HELOCSecond-Lien DSCR HELOCNo-Ratio DSCR LoansDSCR HELOC Pricing
Investor Journey
The Investor Journey
From first rental to a financed portfolio — every stage and how we can help finance each one.
Buying in an LLC: Step by Step
The full order of operations — form the LLC, EIN, ITIN, banking, financing, closing.
Business Setup Hub
Get the entity, banking, insurance and title pieces in place before you close.
Our Loan Process
Scenario review, term sheet, underwriting, closing — what to expect.
Check Your Deal First
Run the DSCR before you write the offer to see where the loan lands.
Where We Lend
Loan options by location
DSCRForeign NationalConstructionFix & FlipAirbnb / STRSection 8 DSCRBridgePortfolioMultifamily 5+Hard Money
Counties & markets we serve →
States we lend inLicensed in FL & CO · business-purpose elsewhere
AlabamaAlaskaArkansasColoradoConnecticutDistrict of ColumbiaDelawareFloridaGeorgiaHawaiiIllinoisIndianaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMississippiMissouriNew JerseyNew HampshireNew MexicoNew YorkOhioOklahomaPennsylvaniaRhode IslandSouth CarolinaTennesseeTexasVirginiaWashingtonWest VirginiaWisconsinWyoming
DSCR Calculator
Test whether the rent covers the payment before you make an offer.
Rental Property Deal Analyzer
Underwrite the whole deal: DSCR, NOI, cap rate, cash flow and refinance proceeds.
BRRRR Calculator
Model buy, rehab, rent, refinance and see the cash left in the deal.
Cash-on-Cash Calculator
See the year-one return on the cash you actually put into the deal.
Cap Rate Calculator
Build NOI line by line and price the asset without financing.
ARV Calculator
Estimate after-repair value from comps and screen the 70% rule.
Rent Needed for DSCR
Find the rent required to hit a 1.00, 1.10 or 1.25 ratio.
DSCR Payment Calculator
Full monthly PITIA on an investment property loan.
LTV & Equity Calculator
LTV, CLTV, equity, and proceeds at your target leverage.
Closing Cost Calculator
Estimate cash to close, prepaids, and escrow reserves.
Cash-Out Refinance Calculator
Proceeds, new payment, DSCR impact, and break-even.
Prepayment Penalty Calculator
Cost of a 5/4/3/2/1 step-down at your planned exit year.
Interest-Only vs Amortizing
Cash flow, DSCR, and principal paydown side by side.
Today's Investor Rates
Current benchmark indices and indicative investor pricing ranges.
Live Rate Center
Price your own DSCR scenario and compare live rate, APR, points and credits.
DSCR HELOC Pricing
Price a 1st or 2nd lien equity line on a non-primary property.
DSCR HELOAN Pricing
Price a fixed-rate second-lien loan on a rental and keep your first mortgage.
Non-QM Pricing
Bank statement, 1099, P&L and asset-depletion rates for self-employed homeowners.
DSCR Rate History
Track purchase, cash-out and rate-term pricing over the last 30–90 days.
Compare Investor Cities
Line up two or more cities on median home value, rents, HUD Fair Market Rents, cap-rate band and landlord laws to see which market cash-flows best.
Best Rental Markets
Where investor deals are penciling right now, ranked by cash flow.
Loan Comparisons
DSCR vs conventional, hard money, BRRRR, STR and more — side by side.
Loan Process
What happens from scenario review to funding, step by step.
Section 8 Investing Map
Voucher demand, HUD FMRs and PHA contacts county by county.
HUD Fair Market Rents
FY2026 FMR lookups by state, county and ZIP.
HUD Income Limits
Area income limits by state and county for voucher and affordable deals.
Qualified Census Tracts
QCT lookups for incentive-eligible investment areas.
Difficult Development Areas
DDA designations by state and metro area.
Investor Glossary
Plain-English definitions of DSCR, LTC, ARV, HAP and more.
FAQ
The questions investors ask us most, answered.
About Us
Who we are, how we broker, and the licenses behind the desk.
Contact
Reach a licensed loan officer or visit one of our offices.
Business Setup
Business Setup Hub
Everything you need in place before closing in an entity.
Buying in an LLC: Step by Step
The full order of operations — LLC, EIN, ITIN, banking, financing, closing.
Set Up Your LLC
Form the entity we can vest your investment property in.
Business Bank Account
Open the account your reserves and rents flow through.
Business Loans & Credit
Working capital under the entity that helps build business credit.
DUNS Number
Register the ID your business credit file is built on.
Landlord Insurance
Investor coverage with loss of rents and the lender's mortgagee clause.
Property Management Software
Rent collection, leases, and owner reporting in one place.
ITIN for Non-US Clients
Get the tax ID foreign national borrowers need.
Title & Escrow
Title search, escrow, and closing for entity-vested deals.
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Rates

Investor loan rate bands

Live wholesale benchmarks below, plus indicative pricing by program. Real rate locks require a completed application, credit review, appraisal, and property/entity docs — not an address alone.
Start My ApprovalSee Today's Rates
Rental home with an abstract investor loan market data chart
Quick answer

What determines DSCR loan rates?

DSCR pricing is driven mainly by credit score, loan-to-value, the property's DSCR ratio, the prepayment-penalty term, property type and loan size. Stronger credit, lower leverage and a ratio of 1.25x or higher usually price best; rates change daily with the market.

Live pricing · DSCR

Live DSCR pricing on a sample investor scenario

These options are actual pricing responses returned for a sample business-purpose DSCR scenario, each showing rate, APR, borrower points or lender credit, estimated principal and interest, and the lock period from the same quote. The indicative program bands further down update daily.

Live pricing unavailableCompare my rate options

Live pricing unavailable — no current pricing response.

Scheduled rate refresh: 11:30 AM and 5:00 PM ET each business dayPricing is refreshed on a schedule (11:30 AM and 5:00 PM ET each business day) and can change between refreshes.View 30/90-day rate history
Loading the most recent live pricing…

Get My Live DSCR Rates

The cards above are featured examples from the current snapshot. Enter your own property, credit tier, leverage and rent to see every eligible option for your deal.

Open the full rate center

Rate & Pricing Disclosure: This quote is an indication for the scenario entered and the pricing available at the time shown. Rates and terms are subject to change without notice and may change or may not be available at commitment or closing. This is not a rate lock, loan approval, commitment to lend or offer of credit. APR reflects applicable borrower-paid finance charges and pricing credits for this quote and may be the APR returned with the quote or our own audited calculation where verified borrower-paid finance charges outside the quoted price apply. Additional lender and third-party costs may apply and may not be included in the APR. Payment shown is principal and interest only and excludes taxes, insurance, HOA dues and other applicable costs, so your actual payment will be higher. Simply Approved Mortgages LLC is a mortgage broker, not the funding lender. Business-purpose, non-owner-occupied investment property only. Equal Housing Opportunity.

APR reflects applicable borrower-paid finance charges and pricing credits for this quote. Depending on the option, the APR shown is either the APR returned with that quote or our own audited calculation, used where verified borrower-paid finance charges outside the quoted price apply. Other lender and third-party costs may apply and may not be included in the APR.

Estimated payment is principal and interest only and does not include property taxes, insurance, HOA dues, flood insurance, escrows or other applicable costs.

Price your own DSCR scenarioDSCR pricing tiers by DSCR, LTV and FICO
Live pricing · Fixed-rate second lien

Price a DSCR HELOAN (fixed-rate home equity loan)

Keep your first mortgage and borrow a lump sum against your rental at a fixed rate, qualified on the property's rent. Live wholesale pricing for Florida and Colorado investment properties. Not an approval, commitment, or guarantee of financing.

Live pricing · Alternative documentation

Price a Non-QM loan with bank statements, 1099s, P&L or assets

Self-employed? Qualify on how you actually earn. Live wholesale pricing for Florida and Colorado properties. Not an approval, commitment, or guarantee of financing.

Buying or refinancing a rental? Use our DSCR rate tool — rental properties qualify on rent, not personal income.

Key takeaways
  • Live SOFR and 10-Yr Treasury benchmarks plus current DSCR, Foreign National, Construction, Fix & Flip, STR, and Section 8 rate bands.
  • Every figure shown is an estimate for business-purpose investment property financing only — not an offer or commitment to lend.
  • Simply Approved Mortgages is a licensed mortgage broker (NMLS #2620881), licensed for residential lending in Florida and Colorado and arranging business-purpose investor loans across our approved 37-jurisdiction footprint.
Programs

How each investor program is structured

ProgramTypical structure
DSCR720+ FICO, ≥1.20 DSCR, 65% LTV
Foreign National65–75% LTV (80% select), 6–12 mo reserves
ConstructionIO, 12–24 mo, up to 85% LTC
Fix & FlipIO, 12 mo, up to 90% purchase
Airbnb / STRT-12 actuals or AirDNA projections
Section 8HAP contract counted as verified income
BridgeIO, 12–24 mo, 1–2 points, clear exit required
Hard Money / PrivateIO, 1.5–3 points, up to 80% as-is value

Live DSCR pricing is shown in the rate center; other programs are priced per scenario. Actual pricing depends on FICO, LTV, DSCR, occupancy, reserves, prepayment structure, and market conditions. Not a commitment to lend.

Free with your application

Get your DSCR Scenario Summary

Complete the short pre-qualification form and we send back a full DSCR analysis: HUD Fair Market Rent, AVM value, calculated DSCR, PITIA breakdown, and the max qualifying loan amount up to 80% LTV.

  • HUD FMR rent estimate for the subject property
  • AVM property value + max qualifying loan
  • Calculated DSCR with PITIA breakdown
  • Cash-on-cash and year-one cash flow
Get Your Personalized Rate QuoteTakes ~3 minutes • PDF delivered on the thank-you page and emailed

Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.

Get real numbers on your deal

Initial scenario review on complete applications — usually same business day. Formal pricing and terms follow underwriting.

Get Your Personalized Rate Quote
Simply Approved Mortgages Expert Insight

How We Evaluate This Scenario

A DSCR file is judged on the property, not your tax returns: qualifying rent divided by PITIA — principal, interest, taxes, insurance, plus HOA and flood where they apply. Most programs use the lesser of the in-place lease rent and the appraiser's market rent, so a lease signed below market usually caps the ratio no matter how strong the comps look.

Three inputs move the outcome more than anything else: rent support on the appraiser's rent schedule (Form 1007 or 1025), the LTV tier, and the credit tier. Dropping leverage by five points or moving up a FICO band frequently changes pricing more than shopping a different lender does.

Before you write an offer, price taxes and insurance at post-sale levels rather than the seller's current bill. In reassess-on-transfer states and in coastal insurance markets, that single adjustment is the most common reason a deal that penciled at contract fails the ratio at underwriting.

Reviewed by Simply Approved Mortgages · NMLS #2620881. Business-purpose investor lending only.

Investor pre-approval

Get your personalized investor loan quote

Pick the loan type that fits your deal and complete a short, tailored pre-qualification. A licensed loan officer follows up with an initial scenario review once we have your credit authorization and supporting documents — usually the same business day. Formal pricing and terms follow underwriting.

Pick a loan type

You can change this any time.

Tell us about your scenario

The form below is tailored to DSCR rental loan — only the questions your program needs.

1
Your scenarioScenario
2
Your contactContact
3
Results & fine-tuneResults

Step 1 of 3 — your deal and numbers. No contact details yet.

Your deal — the basics

Purchase or refinance a rental. The property's rent qualifies the loan.

What's your goal?
Purchase price ($)$450,000
$
Down payment (%)20%
%
Monthly rent ($)$2,800
$
HUD Fair Market Rent for your ZIP — ballpark only. Get a precise market rent after you submit.
Estimated credit rating

Your best estimate — final eligibility is confirmed during underwriting.

Optional — but worth 60 seconds

Fine-tune your numbers and unlock your instant pre-assessment.

Everything below is optional. The more you share, the more accurate your DSCR, LTV and pre-qualification result on the next step — and the faster your loan officer can quote you.

Purchase or refinance a rental. The property's rent qualifies the loan.

Listing URL — optional

If you paste a Zillow, Redfin, Realtor.com, or MLS URL we'll auto-fill price, address, city, state, and ZIP. You can leave this blank and enter the property details manually.

Type the address — or paste a listing URL above and we'll fill it in for you. We use it for a precise property value and rent estimate after you submit.

Loan amount
$360,000
Down payment
$90,000

We're using typical local estimates for now — open this only if you want the pre-check to use your exact numbers.

This scenario has real hurdles — talk to us about options.
Estimated DSCR: 0.89
Estimated LTV: 80%

Estimated DSCR 0.89 is below the DSCR rental loan floor of 1.00.

Credit & pre-approval

Why we pull credit for your investor loan pre-approval

Every DSCR / business-purpose loan file needs a tri-merge credit report so we can verify identity, price your rate tier accurately, and confirm reserves and payment history for the underwriter. Cleaner credit typically unlocks a better rate and higher leverage.

Pay for your credit report — SmartPay

Simply Approved Mortgages uses MeridianLink SmartPay to securely collect the credit report fee for your investor pre-approval. Payment goes directly to the credit vendor — not to us — and unlocks your tri-merge report (Equifax, Experian, TransUnion) so your loan officer can price your file.

  • Secure, PCI-compliant checkout hosted by MeridianLink
  • Required for a formal investor pre-approval decision
  • Soft-touch process — your loan officer will guide you through it
Pay for credit report securely

You'll be redirected to cic.cra.xedalink.net (SmartPay).

Check your credit first — $1 trial at MyITINCredit

Before you apply, it's smart to know exactly where your credit stands. MyITINCredit offers a $1 trial for 15 days that includes all three credit reports and scores (Equifax, Experian, TransUnion), plus ongoing credit monitoring so you can catch errors, dispute inaccuracies, and watch for identity theft.

  • See all 3 bureau reports & scores before your lender does
  • Ongoing monitoring alerts you to new accounts or score changes
  • Fix errors early — cleaner credit can widen your investor loan options
Start $1 / 15-day trial

You'll be redirected to myitincredit.com. Third-party service — terms apply.

Credit report fees are paid directly to the credit vendor. Simply Approved Mortgages does not profit from the credit pull. MyITINCredit is an independent third-party service; pricing, terms, and features are set by that provider.

Investor newsletter

Rates, market shifts, and program changes — in your inbox.

Periodic investor updates: rate movement, guideline and program changes, and market data refreshes. No spam, unsubscribe anytime.

  • ✓ DSCR rate snapshots
  • ✓ Program & guideline updates
  • ✓ Illustrative investor scenarios
  • ✓ Market data notes
Get the investor update

Periodic DSCR rate updates, market data refreshes, and program changes. No spam, and we never sell your address.

I agree to receive periodic investor market and program update emails from Simply Approved Mortgages LLC. I can unsubscribe at any time. Submitting this form records your consent and the page you signed up from. It is not a loan inquiry and does not start an application.

Simply Approved Mortgages

Unlocking the American Dream, One Home at a Time.

DSCR & business-purpose lending for US real estate investors.
(877) 813-7219Contact usdscrloanmarket.com
Programs
  • DSCR
  • Foreign National
  • Construction
  • Fix & Flip
  • Airbnb / STR
  • Section 8 DSCR
  • Bridge
  • Portfolio
  • Multifamily 5+
  • Hard Money
  • Mid-Term Rental
DSCR Programs
  • How DSCR Works
  • DSCR Requirements
  • DSCR Pros & Cons
  • DSCR Cash-Out Refinance
  • DSCR Rate & Term Refinance
  • Interest-Only DSCR
  • No-Ratio DSCR
  • Investment Property HELOC
  • Second-Lien DSCR HELOC
Calculators & Rates
  • DSCR Calculator
  • Rental Property Deal Analyzer
  • BRRRR Calculator
  • Cash-on-Cash Calculator
  • Cap Rate Calculator
  • ARV Calculator
  • Rent Needed for DSCR
  • DSCR Payment Calculator
  • LTV & Equity Calculator
  • Closing Cost Calculator
  • Cash-Out Refinance Calculator
  • Prepayment Penalty Calculator
  • Interest-Only vs Amortizing
  • See Today's Rates
  • Wholesale Advantage (1.5% Comp)
  • Non-QM Loan Rates
  • Bank Statement Loans
  • 1099 Loans
  • Live Rate Center
  • DSCR Loan Rates
  • DSCR HELOC Pricing
  • DSCR Rate History
Resources
Add Simply Approved as a preferred source on Google
  • Loan Comparisons
  • Best Rental Markets
  • Compare Investor Cities
  • Section 8 Investing Map
  • HUD Fair Market Rents
  • HUD Income Limits
  • Qualified Census Tracts
  • Difficult Development Areas
  • Investor Glossary
Where We Lend
  • Colorado
  • Florida
  • See all lending states →
Company
  • About
  • Investor Journey
  • Business Setup
  • Loan Process
  • Blog
  • Partners
  • FAQ
  • Contact
  • Start My Approval
Simply Approved Network
  • Simply Approved Business Loans
  • Simply Approved FHA Loans
  • Simply Approved VA Loans
  • Simply Approved Reverse Mortgages
  • DPA Loan Programs
  • MyITINCredit
Licensing & Disclosures

Simply Approved Mortgages LLC | NMLS #2620881

Florida Branch Office (Miami, FL) | Branch NMLS #2688012

Florida Mortgage Broker License #MBR7685 | Colorado Mortgage Company Registration

Business Phone: (877) 813-7219

Equal Housing Opportunity

NMLS Consumer Access: Verify Simply Approved Mortgages LLC, NMLS #2620881.

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© 2026 Simply Approved Mortgages. NMLS #2620881. Equal Housing Opportunity.

Mortgage broker—not a direct lender. No government agency affiliation or endorsement.

Call
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Market benchmarks · not our loan pricing
30-Yr Fixed (Freddie Mac PMMS)
7.11%
▼ -0.07 vs prior observation
Observation date Nov 12, 2026
Confirmed with FRED Nov 12, 4:48 PM EST
SOFR (overnight)
3.89%
▲ +0.01 vs prior observation
Observation date Nov 10, 2026
Confirmed with FRED Nov 12, 4:48 PM EST
10-Yr Treasury (DGS10)
4.98%
▲ +0.10 vs prior observation
Observation date Nov 10, 2026
Confirmed with FRED Nov 12, 4:48 PM EST

Source: Federal Reserve Economic Data (FRED) · Freddie Mac · NY Fed · U.S. Treasury. PMMS is published weekly; SOFR and Treasury yields are published each business day. These are wholesale market reference rates — investor loan pricing carries a risk-adjusted spread on top and is not an offer or rate lock.