A DSCR loan finances your Miami investment property based on its rental cash flow — not your W-2, tax returns, or employment history. Built for serious investors who want to move at the speed of the market.
A DSCR (Debt Service Coverage Ratio) loan is an investment property mortgage that qualifies the borrower based on the property's rental income rather than personal income, tax returns, or employment history.
Lenders calculate the DSCR by dividing the property's monthly rent by the monthly mortgage payment (principal, interest, taxes, insurance, and HOA). If the ratio is 1.00 or higher, the rent covers the loan. DSCR loans are used by real estate investors, self-employed borrowers, and foreign nationals who cannot qualify for conventional financing based on W-2 income.
Traditional mortgages weren't designed for people who buy property for a living. DSCR loans were. Here's what changes.
Your property's rental income does the qualifying — so self-employed borrowers, retirees, entrepreneurs, and investors with write-offs finally get approved.
If the rent covers the mortgage, you qualify — no matter how many properties you already own or amount of debts you have.
Less paperwork means less waiting. Close deals before the competition finishes filling out forms.
Including Airbnb and VRBO rentals. Projected short-term rental income is accepted.
Protect your personal assets and keep clean books for every property in your portfolio.
We strip the process down to the essentials so you can move at investor speed. Three steps from deal to keys.
Tell us the property address, purchase price, and expected rent. No credit pull, no tax returns.
We calculate the DSCR using market or projected long or short term rent, confirm loan terms, and issue your pre-approval letter.
Sign at closing, take the keys, and start collecting rent. Most investors go from inquiry to funded in under a month.
If a traditional bank has told you "no" — or made you jump through hoops to hear "yes" — a DSCR loan is probably the answer.
Finance vacation rentals in South Beach, Brickell, or Wynwood using projected short-term rental income.
Grow your buy-and-hold portfolio without being capped by debt-to-income ratios.
Qualify on the deal itself—no investor experience required. No-ratio programs available. Unleased properties accepted.
Valid passport, U.S. bank account, and a 25–30% down payment. No U.S. credit history required.
If your tax return hides your real income, DSCR loans fix that. Qualify on the property, not your Schedule C.
From a single condo in Brickell to a 10-unit building in Little Havana — DSCR loans cover the full spectrum of Miami investment property.
Your bread-and-butter rental or vacation home.
Warrantable and non-warrantable condos in Miami high-rises.
Duplexes, triplexes, fourplexes—scale up to 10 units and stack cash flow.
Airbnb, VRBO, and licensed vacation rentals.
Flexible terms designed around how real investors actually operate — not how conforming underwriting thinks they should.
| Loan Amounts | $150K – $5M+ |
| Max LTV (Purchase) | Up to 85% |
| Max LTV (Refinance) | 80% / 75% cash-out |
| Min. Down Payment | As low as 15% |
| Min. Credit Score | 620 (best @ 680+) |
| DSCR Ratio | 0.75 — no-ratio available |
| Loan Terms | 30yr fixed / ARM / IO |
| Property Ownership | Personal or LLC |
| Mortgage Insurance | None required |
| Rate Range | 5.5% – 8.0% |
DSCR = Debt Service Coverage Ratio. It's a simple check: does the rent cover the mortgage?
Enter your property details and we'll tell you the estimated DSCR, monthly payment, cash flow, and whether the deal qualifies.
All fields update the results in real time.
Estimates only · Not a loan commitment · Rates subject to daily change
Miami isn't just another rental market. It's one of the most resilient, demand-driven real estate economies in the country — and it's tailor-made for DSCR financing.
Florida led the nation in net domestic in-migration for four of the last five years, keeping rental demand steady even as other markets soften.
— U.S. Census BureauGreater Miami welcomed 28 million overnight visitors in 2023 — fueling one of the top-performing short-term rental markets in the U.S.
— Greater Miami CVBMiami-Dade home values have more than doubled in the past 10 years, driven by constrained waterfront supply and sustained in-migration.
— Zillow Home Value IndexMiami draws investment capital from across Latin America, Europe, and Canada — supporting both rental absorption and exit liquidity.
— NAR Intl. Transactions Report38 years, 7,000+ loans funded, and some of the most exacting investors in the Florida market.
Alex, was patient and understanding. He had a very good turn around. We felt at ease with him. Buying a home is a stressful process, but he made it so much better. I recommend him to anyone who is looking for a lender they can trust.Yalili L. Miami, FL
This is the best lender ever ! Alex and his team are so great ! They are helpful, they respond very quickly, and they recommend the best things to do in order to get your loan approved very fast. They were able to get my loan fully approved in 15 days !! I definitely recommend them.Elidan Hallandale, FL
Alex and his team worked hard on making the impossible, possible for me. I was approved and able to close on two separate loans in less than 30 days. I can’t say enough about Alex. He is professional, honest & works with integrity. I felt I was in the best hands every step of the way. I highly recommend Alex Doce & his team.Patricia B. Fort Lauderdale, FL
Both can finance a Miami rental property, but they work very differently. Here's how they compare side-by-side — and how to decide which fits your situation.
| Factor | DSCR Loan | Conventional Investment Loan |
|---|---|---|
| Qualification basis | Property rental income | Personal W-2 / tax return income |
| Tax returns required? | No | Yes, 2 years |
| Employment verification? | No | Yes |
| Debt-to-income (DTI) cap? | No DTI cap | 45%–50% max |
| Minimum credit score | 620 | 620 |
| Minimum down payment | 15% | 20–25% |
| Maximum LTV (purchase) | Up to 85% | Up to 85% |
| Max financed properties | No cap | 10 |
| LLC ownership allowed? | Yes | No |
| Interest rate range | 5.5% – 8.0% | 0.50% to 1 % lower than DSCR |
| Typical closing time | 20–30 days | 20–30 days |
| Foreign nationals eligible? | Yes | No |
You're self-employed, write off most of your income on taxes, already own 4+ financed properties, want to close in an LLC, are a foreign national.
You have clean W-2 income, a low debt-to-income ratio, own fewer than 10 financed properties.
Stop letting traditional lenders slow your portfolio down. Qualify on the property, close in under a month, and keep moving.
A DSCR (Debt Service Coverage Ratio) loan is a mortgage designed for real estate investors. Instead of qualifying you based on your personal income, tax returns, or employment, the lender qualifies the property based on whether its rental income covers the mortgage payment. If the rent covers the loan, you qualify.
No. DSCR loans do not require tax returns, W-2s, pay stubs, or employment verification. That's the main reason self-employed borrowers, investors with complex returns, and foreign nationals use them.
Most DSCR lenders require a minimum credit score of 620, though the best pricing typically goes to borrowers with scores of 680 or higher. Programs exist for borrowers in the 620–680 range, usually with a higher down payment or interest rate.
Yes. Foreign nationals are welcome to apply for DSCR loans in Miami and throughout Florida. You'll typically need a valid passport, a U.S. bank account, and a down payment between 25%–35%. No U.S. credit history or Social Security number is required for most programs.
Most DSCR loans close in 20 to 30 days from a complete application. Because there's no income verification, employment checks, or tax-return underwriting, the process is significantly faster than traditional mortgages.
No. You don't need an existing tenant or lease in place. For long-term rentals, the lender uses a market-rent appraisal (Form 1007). For short-term rentals, projected Airbnb/VRBO income from a licensed appraiser or rental service can be used.
To qualify for a DSCR loan in Florida, you'll generally need: (1) a credit score of 620 or higher, (2) a down payment as low as 15% on select programs, with 20–25% typical, (3) a qualifying DSCR ratio (typically 1.00+, with some programs accepting as low as 0.75 or no-ratio), (4) the property must be a non-owner-occupied investment property, and (5) reserves of 3–6 months of PITIA. No income documentation or employment verification is required.
DSCR loan rates in Florida typically fall between 5.5% and 8.0%, depending on your credit strength, loan-to-value, DSCR ratio, property type, and whether you choose a fixed, ARM, or interest-only structure. Borrowers with stronger credit, lower leverage, and higher-cash-flow properties qualify for the lower end of the range, while higher-risk scenarios price toward the top. Request a live quote through the form below for today's pricing — rates change daily.
Yes. Florida is one of the most foreign-national-friendly states for DSCR lending. Foreign buyers can qualify using a valid passport, a U.S. bank account, and a 25%–35% down payment, without a U.S. credit score or Social Security number. The property must still cash-flow at the required DSCR level, and the loan can be closed in a U.S. LLC for asset protection.
DSCR loans are typically easier to qualify for than conventional investment loans — especially if you're self-employed, have complex tax returns, or own multiple properties. The main approval hurdles are: the property must cash-flow at a qualifying DSCR ratio, your credit score should be 620+, and you'll need as little as 15% down on select programs (20–25% is typical). Beyond that, there's no income verification, no DTI cap, and no limit on how many properties you can finance.
Yes. Most DSCR programs allow a 20% down payment, and select programs through The Doce Mortgage Group go as low as 15% down (up to 85% LTV) for strong borrowers. A 25% down payment is common for borrowers seeking best pricing. Borrowers with credit scores under 680, lower DSCR ratios, or non-warrantable condos may need 25%–30% down.
It depends on your situation. If you have strong W-2 income and clean tax returns, a conventional investor loan will usually offer lower rates. If you're buying with cash and can deploy capital, all-cash is obviously faster. But if you're self-employed, scaling a portfolio, or a foreign national, DSCR loans are usually the best option because no other program lets you qualify on rental income alone without income documentation.
The main drawbacks of DSCR loans are: (1) higher interest rates than conventional investor loans (typically in the 5.5%–8.0% range), (2) higher down payment requirements than owner-occupied loans (usually 15%–25% depending on the program), (3) prepayment penalties on some programs, (4) the property must cash-flow at a qualifying DSCR ratio, and (5) they cannot be used for owner-occupied primary residences. For most serious investors, the speed and flexibility outweigh the rate premium.
A DSCR below 0.75 is typically too low for most lenders. Standard programs want 1.00 or higher, preferred pricing kicks in at 1.25+, and some non-QM lenders offer "no-ratio" programs that accept DSCRs between 0.75 and 1.00 with a higher rate or larger down payment. Below 0.75, most lenders will decline the deal.
Investors use DSCR loans for five main reasons: (1) no income or tax-return documentation, (2) no debt-to-income ratio cap so you can scale past conventional financing limits, (3) ability to close in an LLC for asset protection, (4) fast closings in 20–30 days, and (5) they work for foreign nationals and self-employed borrowers who can't qualify for conventional loans.
Most DSCR loans close in 20 to 30 days from a complete application, with some straightforward deals closing in under 20 days. Complex deals (non-warrantable condos, foreign national borrowers, unique properties) may take the full 30 days or slightly longer. That's significantly faster than the 45–60 day timeline typical of conventional investor loans.
You'll typically need: (1) a completed loan application, (2) government-issued ID (passport for foreign nationals), (3) 2 months of bank statements showing the down payment and reserves, (4) the purchase contract or current mortgage statement (for refinances), (5) a property appraisal with a rent schedule (Form 1007), (6) homeowners insurance quote, and (7) LLC formation documents if closing in an entity. Notably absent: tax returns, W-2s, pay stubs, or employment verification.
Yes. DSCR loans can be refinanced just like any other mortgage. You can do a rate-and-term refinance to lower your rate, or a cash-out refinance to pull equity out of the property for your next deal. Most DSCR refinance programs allow up to 80% LTV for rate/term and up to 75% LTV for cash-out.
Most DSCR programs allow cash-out refinancing up to 75% LTV, meaning if your property is worth $800,000 you could pull out roughly $600,000 minus the existing mortgage balance. Some lenders cap cash-out at 70% LTV, and a few aggressive programs go to 80%. There's typically no cap on how much cash you can take out in dollars — only the LTV limit matters.
No. DSCR loans do not require private mortgage insurance (PMI), regardless of your LTV. Because they're non-QM investor loans, they're not subject to the PMI rules that apply to conventional owner-occupied mortgages. This can save you hundreds of dollars per month compared to a low-down-payment conventional loan.
Yes. Interest-only DSCR loans are widely available, typically with a 10-year interest-only period followed by a 20-year amortization. Interest-only structures improve your monthly cash flow and your DSCR ratio on paper, which can be useful for properties that would be borderline on a fully amortized payment.
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