What does a DSCR file usually need?
A business-purpose, non-owner-occupied property, a rent story the desk can use, and enough borrower / entity identity for a capital source to review — plus whatever overlays that source writes on reserves, credit, and experience.
Every capital source writes its own overlay. Treat this as the common skeleton we see on investor files, not a checklist that unlocks a decision. There is no program matrix on this site.
Occupancy
Non-owner-occupied. Business purpose. Not a primary residence and not a consumer cash-out story dressed up as investment.
Property
1–4 residential, small multifamily, and some STR product. Mixed-use and heavier commercial is a different desk conversation.
Income on the asset
Leases, market rent support, or STR actuals — whatever the program will accept. We do not invent a rent number to make coverage work.
Entity and title
Many files vest in an LLC. Operating agreement, EIN, and a clean chain of title matter more than a logo on the articles.
Reserves and experience
Capital sources vary. First deal vs. tenth deal changes the conversation. Reserves are reviewed by the lender, not by this site.
Credit and identity
Still part of most files. Coverage does not erase identity, background, or tradeline review at the capital source.
What occupancy is required?
Non-owner-occupied. Business purpose only. This desk does not handle primary residences or consumer-purpose cash-out dressed up as investment.
Second homes and owner-occupied product belong on a different file. If occupancy is the fight, say so on the call — do not force the deal into a DSCR box.
What property types show up on these files?
Most files we desk are 1–4 residential, small multifamily, and some short-term or mid-term rental product. Mixed-use and heavier commercial is a different conversation.
Warrantable vs. non-warrantable condo, rural, and odd unit mix are overlays — not a yes/no from this page. Short-term rentals have their own income and use issues.
Do you need an LLC or other entity?
Not always, but many business-purpose investor files vest in an LLC. The paperwork has to match the person sitting on the call: formation, operating agreement, EIN, and how title will read at close.
We are not your formation attorney. See LLC and entity title for what capital sources typically ask to see.
What about reserves?
Reserves are reviewed by the capital source, not by this site. Months of PITIA, seasoning of funds, and whether gift or business capital counts all vary by overlay. We do not publish a reserve grid here.
Bring a honest picture of liquidity to the call. Do not treat a worksheet band as proof that reserves will clear.
How do credit and experience show up?
Coverage does not erase tradeline review, identity, or background at the capital source. First deal vs. tenth deal changes overlays. A thin experience file can still be a conversation; it is not an automatic path.
We do not score credit on this site and we do not issue a decision. If experience or credit is likely to bind, we will say so on the call.
What income documentation does the asset need?
A rent story the program will accept: in-place leases, market-rent support, or short-term actuals. The calculator uses the monthly rent you type. It does not create income.
Lender DSCR is still rent ÷ PITIA (or ITIA if interest-only). See what DSCR is for that math. If you want the file mapped, book a 30-minute call.