Jacksonville DSCR Loans
Review cash-flow financing considerations for rental properties in Jacksonville and Northeast Florida.
Explore Jacksonville DSCR loans
Florida DSCR Lending · NMLS #817440
DSCR Loans for Real Estate Investors in Florida
Finance rental properties based on cash flow — not just personal income. I work exclusively with investors, from first rental purchases to multi-property portfolios, across St. Augustine and all of Florida.
No tax returns required for qualifying
Unlimited financed properties
LLC & entity vesting available
Lee Simanoff · Sr. Mortgage Loan Advisor
The Core Difference
Why Investors Need Different Financing
Most lenders qualify you the same way whether you're buying a primary residence or your fifth rental property. That's the wrong approach for an investor — and it's why so many good deals get declined for the wrong reasons.
Traditional Mortgage
- Qualifies you on W-2 income
- Requires two years of personal tax returns
- Weighs your personal debt-to-income ratio
- Limits how many financed properties you can hold
DSCR Investor Loan
- Qualifies the property on its rental income
- No personal tax returns or W-2s needed
- Focused on the property's cash flow performance
- Built for investors scaling a portfolio
The Fundamentals
What Is a DSCR Loan?
DSCR stands for Debt Service Coverage Ratio. Instead of underwriting your personal income, a DSCR loan looks at whether the property's rental income covers its own expenses. If the numbers work, the property qualifies — regardless of what your tax returns show.
Rental Income
÷
Monthly Property Expenses
=
DSCR Ratio
Example
Rent: $3,000
Expenses: $2,400
DSCR: 1.25
Rent: $3,000
Expenses: $2,400
DSCR: 1.25
A DSCR of 1.25 means the property generates 25% more income than it costs to carry each month — a strong, lender-friendly cushion. A ratio of exactly 1.00 means the property breaks even. Below 1.00 means the rent doesn't fully cover the expenses on paper, though there are still financing paths worth reviewing depending on your down payment and reserves.
Built For Investors
Who Uses DSCR Loans?
DSCR financing fits a wide range of investor profiles — here's where it tends to make the most sense.
01
First-Time Investors
Buying your first rental without needing years of landlord history.
02
Experienced Landlords
Scaling a portfolio without hitting conventional financed-property caps.
03
Self-Employed Investors
Skipping tax-return underwriting when write-offs shrink reported income.
04
Airbnb Investors
Qualifying short-term rentals using market or actual rent projections.
05
Portfolio Investors
Financing multiple properties through a streamlined, repeatable process.
Where Investors Start
Investor Loan Scenarios
"I want to buy my first rental property."
We'll look at the target property's rent potential and structure financing around its performance, not just your current income.
"I own rentals but my tax returns don't show much income."
Common for investors with heavy depreciation and write-offs. DSCR loans qualify the property, so a low reported income doesn't hold you back.
"I want to buy another investment property."
DSCR loans don't count against you the way conventional financed-property limits do, so growing your portfolio stays straightforward.
"I want to refinance and pull equity."
Cash-out DSCR refinances let you tap equity from performing rentals to fund your next purchase or renovation.
"I want to purchase through an LLC."
DSCR loans are commonly closed in an entity's name, giving you the liability and structuring benefits investors look for.
How We Work Together
The 3-Step Investor Process
Analyze the Property
We run the numbers on the property's projected rent and expenses to see where the deal lands on DSCR.
Review Financing Options
I walk you through the loan structures, terms, and down payment scenarios that fit your investment strategy.
Execute Your Investment Strategy
We move forward with a clear plan, whether that's one purchase or the next step in a growing portfolio.
Free Tool
Get My Investor Property Analysis
Enter your info to unlock the calculator, then plug in a property's numbers for an instant DSCR estimate.
1.25
Strong DSCR profile
This is an estimate for planning purposes only, based on the figures you entered. Actual DSCR is confirmed during underwriting using a property-specific rent schedule.
Local & Investor-Focused
Why Work With Lee Simanoff
01
Local Florida Expert
Based in St. Augustine, working with investors across Florida markets I know firsthand.
02
Investor-Focused Financing
DSCR and investor loans are a core focus, not a side offering.
03
Clear Communication
Straight answers on what a deal qualifies for and why, before you're deep into a contract.
04
Strategy Before Application
We map out the plan for the property, and the portfolio, before paperwork starts.
Florida investor financing
Explore DSCR Loans by Florida Market
Rental income, insurance, taxes, association costs and property types vary across Florida. Explore local DSCR loan information for the market where you plan to purchase or refinance an investment property.
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Common Questions
DSCR Loan FAQ
What is a DSCR loan?
A DSCR loan qualifies a rental property based on its Debt Service Coverage Ratio — the relationship between the property's rental income and its monthly expenses — rather than the borrower's personal income.
Do DSCR loans require tax returns?
No. DSCR loans are underwritten on the property's cash flow, so personal tax returns and W-2s typically aren't required to qualify.
Can I use a DSCR loan for Airbnb?
Yes. Short-term rental income can be used to qualify, often based on projected or market-rate rent for the property.
Can I buy investment property in an LLC?
Yes. DSCR loans commonly allow closing in an LLC or other entity name, which is one reason they're popular with investors.
Are DSCR loans available in Florida?
Yes. I originate DSCR loans for investors throughout Florida, including St. Augustine and the surrounding markets.
What credit score is needed for a DSCR loan?
Requirements vary by lender and loan structure. Reach out and I can review your specific credit profile against current DSCR guidelines.
Ready to Analyze Your Next Investment Property?
Bring me the numbers on a property you're considering, or tell me where you want your portfolio to go next.
Planning your application
Florida DSCR Loan Requirements to Review
DSCR guidelines vary by lender, property and borrower profile. A useful property review looks beyond rent alone and considers the complete financing scenario before you apply.
Property cash flow
Qualifying rent is compared with principal, interest, property taxes, insurance and association dues when applicable.
Property and appraisal
The appraisal, market-rent schedule, property type, condition and intended rental use help determine program eligibility.
Borrower and closing structure
Credit history, down payment or equity, post-closing reserves and eligible LLC or entity vesting are reviewed together.
Content reviewed August 31, 2026 · Lee Simanoff, Senior Mortgage Loan Advisor · NMLS #817440