DSCR Loans in Louisiana

Yes, interest rates for DSCR loans are generally higher than for traditional mortgages.

Rates vary by lender, credit score (e.g., 700+ gets better terms), and DSCR ratio, higher cash flow can lower the rate slightly.

The trade off for a higher interest rate is that the investor will have greater flexibility, a faster loan approval, no hard credit pulls, no credit tradelines and no limit to how many properties you can finance.

Contact us today to find out the current DSCR interest rates.

Pre-payment penalties (PPP) are common with DSCR loans but they are not universal. They typically last 1-5 years and might be structured as:

1. A percentage of the loan balance (e.g., 2-5% if paid off early).
2. A step-down schedule (e.g., 5% year one, 4% year two, down to 0%).

Some lenders offer no-penalty options, especially for shorter terms or higher rates. We recommend that you check the loan terms.

Penalties protect lenders since DSCR loans are often sold to investors expecting steady returns.

With ECF, there is an option for no PPP in exchange for a higher rate.

Estimate the profitability of your DSCR loan with our DSCR loan calculator.

Yes, foreign nationals can qualify for DSCR loans. This makes them popular among international investors. The lender focusses on the property’s income, not the borrower’s U.S. employment or residency status.

Yes, you can have multiple DSCR loans at once.

Approval depends on each property’s cash flow and your ability to manage down payments and reserves.

ECF operate on only 1 DSCR loan per property however, we do not limit how many properties you can have financing.

No, the qualification criteria vary since DSCR loans are non-QM and lender-specific.

Some of the common differences in qualification criteria include:

1. Minimum DSCR. This can vary. from 0.75 to 1.25.
2. Credit score. The minimum is usually between 650 and 700.
2. A down payment of between 20-30%.
3. Reserves. There can be between 3 and 12 months of payments.
4. Property Types. Some DSCR Lenders exclude condos or short-term rentals.

No, personal income verification isn’t typically required for DSCR loans.

Lenders don’t typically ask for W-2s, pay stubs, or tax returns to assess your earnings. They evaluate the property’s current or projected rental income via lease agreements, appraisals or market rent surveys.

Contact us today to find out what verification you require.

The minimum down payment for a DSCR loan usually ranges from 20% to 25% of the property’s purchase price or appraised value (whichever is lower).

For example, a $200,000 property might require $40,000-$50,000 down. Higher-risk scenarios like a DSCR below 1.0, lower credit scores (e.g., 620), or properties needing repairs could push it to 30% or more. Cash-out refinances might also require more equity upfront (e.g., 25-30%).

Estimate the profitability of your DSCR loan with our DSCR calculator.

Eligible properties are income-producing residential types, including:

1. Single-family homes (SFHs)
2. Duplexes, triplexes, and fourplexes (1-4 units are standard)
3. Small multifamily buildings (5-10 units with some lenders. ECF will do up to 9 units.)
4. Condos and townhomes (if rentable)

Commercial properties (e.g., offices, retail) usually don’t qualify.

For commercial properties, take a look at our Lite Doc Commercial Mortgage program.

You’ll likely need less personal paperwork than with traditional loans.

You should still expect to show:

1. Current lease agreements, rent rolls, or a market rent survey from an appraiser if the property isn’t leased yet.
2. A soft credit score to check your FICO score.
3. A property appraisal.
4. Evidence of your last 3 to 12 mortgage repayments
5. Any evidence of property insurance.
6. Any Entity documents if this applies to you.

Contact us today to find out more about the documentation you might require.

DSCR loans are available nationwide, but some lenders restrict offerings due to state regulations or market preferences.

We lend nationwide across the United States except ND & SD.

Yes, DSCR loans can be closed under an LLC.

To do this, you’ll need to provide the LLC’s Articles of Organization, Operating Agreement, and an EIN (Employer Identification Number). Some lenders require a personal guarantee from an LLC member, especially if the entity is new or the DSCR is low.

A DSCR loan differs from a traditional loan primarily because traditional mortgages are for primary residences or second homes. DSCR loans are for investment properties only. Traditional mortgages also prioritize your income, debt-to-income (DTI) ratio, and credit history. DSCR loans zero in on the property’s cash flow via the DSCR ratio, often ignoring personal DTI. DSCR loans tend to close faster (3-5 weeks) due to less personal financial scrutiny.

The DSCR is a ratio that measures a property’s net operating income (NOI) against its annual debt service (mortgage costs).

The formula is: DSCR = Net Operating Income (NOI) ÷ Total Debt Service (PITIA)

Net Operating Income (NOI) = This is the annual rental income minus operating expenses such as property management fees, maintenance, utilities paid by the landlord and vacancies but not the mortgage itself. For example, if a property earns $36,000 in rent yearly and has $6,000 in expenses, the NOI is $30,000.

Total Debt Service (PITIA) = This includes the annual mortgage payment, principal, interest, taxes, insurance, and association fees (if applicable). If the mortgage costs $24,000 per year, the DSCR would be $30,000 ÷ $24,000 = 1.25.

Get an accurate estimation for you with our DSCR calculator.

A DSCR (Debt Service Coverage Ratio) loan is a mortgage designed specifically for real estate investors who are purchasing or refinancing income-producing properties, such as rental homes, duplexes, or small apartment buildings.

Unlike traditional mortgages that hinge on your personal income like pay stubs or W-2s, DSCR loans focus on the property’s ability to generate enough cash flow to cover the mortgage payment.

For more information, take a look at our article "What are DSCR Loans?".

DSCR loans typically offer LTV ratios of 70% to 80% for purchases or refinances. This means you can borrow up to 70-80% of the property’s value, with the rest as your down payment or equity.

As an example, a $300,000 property with an 80% LTV allows a $240,000 loan. Cash-out refinances might cap at 70-75% LTV, and “no-ratio” DSCR loans (DSCR < 1.0) could drop to 65-70% LTV to offset risk. Higher LTVs (up to 85%) are rare and usually require exceptional credit or cash flow.

Contact us today to find out the current LTV ratio.

Yes, DSCR loans can finance short-term rentals (e.g., Airbnb, VRBO).

Lenders use a 12-month average of rental income (from booking records) or an appraiser’s short-term rent projection.

No, you generally can’t live in a property financed with a DSCR loan.

These loans are for investment properties, not owner-occupied homes.

Lenders expect rental income to cover the mortgage. Living in it voids that premise.