Texas Real Estate Investors · No W-2s · No Tax Returns

Qualify on Rental Income.
Not Your Personal Income.

DSCR loans let you finance investment properties based on what the property earns — not what you do. No W-2s, no tax returns, no personal income verification. Purchase or refinance. Close in your LLC.

No W-2s or tax returns required

Qualify on rental income alone

Close in LLC or personal name

Short-term rentals (Airbnb/VRBO) ok

$100K – $2M · DSCR 1.0+

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1.0+

Min DSCR

$2M

Max Loan

LLC

Entity OK

STR

Airbnb OK

Multifamily

100+

Lenders

Who This Is For

Built for Real Estate Investors

If conventional lenders keep saying no because of DTI, self-employment, or too many properties — DSCR is your path.

Portfolio builders

Conventional loans cap your DTI when you own multiple properties. DSCR has no DTI limit — you qualify on each property's rent roll, not your personal debt load.

Self-employed investors

Your tax returns show low income by design. DSCR doesn't care — it looks at the property's cash flow, not your Schedule C.

Short-term rental owners

Airbnb and VRBO income counts. We use AirDNA or a market rent analysis to qualify STR properties — not just a lease agreement.

Multifamily buyers

From 2-4 unit to 5+ unit multifamily — DSCR covers it. Scale your portfolio without hitting personal income walls.

DSCR Calculator

Does Your Property Qualify?

Enter your numbers below. We'll calculate your DSCR ratio and tell you if you qualify — no credit pull, no obligation.

DSCR Qualification Calculator

DSCR = Monthly Rental Income ÷ Monthly PITIA (Principal + Interest + Tax + Insurance + HOA)

Purchase Price or Property Value ($)

Down Payment (%)

Est. Interest Rate (%) Estimate only — Alberto confirms actual rate

Monthly Gross Rent ($)

Monthly Property Tax ($)

Monthly Insurance ($)

Monthly HOA ($)

Property Type

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Enter your email and Alberto will personally review your deal and reach out with your actual rate options — no obligation, no pressure. By submitting you consent to be contacted by Alberto Moravia regarding your inquiry. We do not sell your information.

Program Highlights

What Makes Our DSCR Program Stand Out

100+ wholesale lenders means we shop for the best rate and terms for your specific deal — not whatever one bank is offering this month.

No personal income docs

No W-2s, no tax returns, no pay stubs. The property's income is the underwriting — period.

All property types

Single family, 2-4 unit, 5+ multifamily, condos, short-term rentals. If it generates rent, we can finance it.

Close in your LLC

Protect your assets. Close in an LLC, LP, or personal name — your choice. Most conventional loans won't allow entity-name closings.

Purchase & cash-out refi

Buy new investment properties or pull equity from existing ones. Cash-out to fund your next deal — use the portfolio to grow the portfolio.

Short-term rental income

Airbnb and VRBO properties qualify using AirDNA market data or actuals. Your STR income counts, not just long-term lease comps.

Scale without DTI limits

No conventional DTI cap. Add properties to your portfolio as long as each deal cash flows — your personal income never becomes the ceiling.

Qualification Guidelines

What You Need to Qualify

Most investors qualify easier than they expect. Here's what we look at — and what we don't.

Factor	Requirement	Required?
DSCR ratio	1.0 or above (rent covers PITIA)	✓ YES
Credit score	680+ minimum (most programs)	✓ YES
Down payment	20–25% for purchase	✓ YES
Property appraisal	Licensed appraiser confirms value	✓ YES
W-2 / tax returns	Not needed — ever	✗ NOT REQUIRED
Personal income verification	Not needed — ever	✗ NOT REQUIRED
DTI calculation	Not used in underwriting	✗ NOT REQUIRED
Number of properties owned	No limit	✗ NO LIMIT
Entity / LLC closing	Allowed — personal or entity	✓ BOTH OK
Short-term rental income	Counted with AirDNA or actuals	✓ COUNTS

Simple Process

How a DSCR Loan Works

Faster and simpler than a conventional investment loan — no income docs means fewer bottlenecks.

Run the numbers

Use the calculator above or call Alberto. If the property's rent covers the payment (DSCR 1.0+), you're likely eligible.

Apply in 15 min

No income docs to gather. Alberto shops 100+ wholesale lenders to find the best rate for your deal.

Property appraisal

Licensed appraiser confirms value and market rent. This is the main underwriting step — straightforward on investment properties.

Close & collect rent

Close in your name or LLC. Typical timeline is 3–4 weeks. Your investment property starts working immediately.

Your Broker

Why Investors Work With Alberto

NMLS #1956260 · Verified

Alberto Moravia — Beto the Broker — is a licensed mortgage broker, TREC Certified Instructor, and active fix-and-hold real estate investor in San Antonio, TX. He doesn't just finance investment properties — he owns them.

As an independent broker at Edge Home Finance LLC, Alberto shops across 100+ wholesale lenders to find the best DSCR program for your specific deal. One application, multiple competing offers, best terms win.

Serving all of Texas in English, Español & Português.

Fix & Hold Investor TREC Certified Instructor San Antonio, TX EN · ES · PT ✓ NMLS #1956260

Investor to Investor

Alberto Doesn't Just Finance Deals. He Does Them.

When you work with a broker who actively invests in San Antonio real estate, you get straight talk — not a sales pitch. He'll tell you if the deal makes sense before you ever apply.

Real Deal — Dec 2025

East Side San Antonio

Bought Cash → Self-Funded Rehab → DSCR Refi at 6.99% → Paid Himself Back → Cash Flowing

Step 1

Bought with cash

No financing, fast close

Step 2

Self-funded rehab

Personal savings + credit

Step 3

DSCR refi at 6.99%

No W-2s, no tax returns

Result

Cash flowing + paid back

Capital recycled for next deal

"I bought this East Side property cash, put my own money and credit into the rehab, then used a DSCR refinance at 6.99% to pull my capital back out once it was stabilized. No W-2s, no tax returns — just the rent covering the payment. Now it's cash flowing and I have my money back to deploy on the next deal. That's the strategy."

— Alberto Moravia, Beto the Broker · NMLS #1956260 · San Antonio Investor

He'll walk the property with you

Alberto knows San Antonio neighborhoods — East Side, South Side, the Westside, the Hill Country edges. If you're looking at a deal, he can walk it with you and give you an honest read before you commit.

He'll tell you if the deal makes sense

Not every deal is a good deal. Alberto will run the numbers with you, look at the rent comps, and give you a straight answer — even if that answer is "don't do this one." He's not chasing a commission, he's building a relationship.

He understands the full stack

Purchase, rehab, DSCR refi, cash-out, repeat. Alberto has done it himself and understands how financing fits into the full investment lifecycle — not just the loan closing.

Looking at a deal in San Antonio? Let's talk.

Book a free 10-minute call. Tell Alberto about the property, the numbers, and what you're trying to do. He'll give you an honest assessment — no obligation, no pressure.

Book a Free Deal Review Call or Text Alberto

Common Questions

DSCR Loan FAQ

What is a DSCR loan exactly? +

DSCR stands for Debt Service Coverage Ratio. It's a non-QM loan program that qualifies you based on a property's rental income rather than your personal income. Lenders calculate DSCR by dividing monthly gross rent by the monthly PITIA payment (principal, interest, taxes, insurance, and HOA). A DSCR of 1.0 means the rent exactly covers the payment. Most programs require 1.0 or above.

Do I really not need tax returns or W-2s? +

Correct — not for DSCR. The property's income is the underwriting, not yours. This is the key advantage for self-employed investors, those with complex tax returns, or anyone whose personal income doesn't reflect their actual financial picture. No tax returns, no W-2s, no employment verification.

Can I close in my LLC? +

Yes. You can close in an LLC, LP, or personal name. This is one of the major advantages of DSCR over conventional investment loans — most conventional programs require personal name closings. Closing in an entity helps with asset protection and portfolio management. Alberto works with both scenarios.

Do short-term rental (Airbnb/VRBO) properties qualify? +

Yes. Short-term rentals qualify using AirDNA market data or actual rental history. We don't require a traditional long-term lease — STR income counts toward your DSCR calculation. This is a major differentiator vs conventional lenders who often won't touch STR properties at all.

How many properties can I finance with DSCR? +

There's no limit. Each property is underwritten on its own cash flow, not your cumulative personal DTI. This is how serious portfolio investors scale past the conventional 10-property Fannie Mae limit — DSCR doesn't care how many doors you own as long as each deal cash flows.

What credit score do I need? +

Most DSCR programs require a 680+ credit score. Some lenders go down to 660 with additional conditions. Higher credit scores typically get better rates — Alberto shops multiple lenders to find the best rate for your score profile.

How long does it take to close? +

Typically 3–4 weeks from application to closing. DSCR loans are often faster than conventional investment loans because there's no income documentation bottleneck. The main step is the property appraisal, which usually takes 1–2 weeks.

Qualify on Rental Income.Not Your Personal Income.