DSCR & Investor Loans · NC & SC · Lake Keowee · Greenville · Upstate

I start —
where other brokers stop.

Qualify on the property's income, not yours. No W-2s. No tax returns. No DTI calculation. Single-family to mixed-use, fix & flip to foreign national — 100+ lenders, every deal type.

Run the Numbers All Programs ↓
What DSCR means

The property
qualifies itself.

DSCR stands for Debt Service Coverage Ratio — the relationship between what a property earns in rent and what it costs to carry the mortgage. A ratio above 1.0 means the property cash flows. Below 1.0 means it doesn't cover the payment on its own.

What makes DSCR loans powerful: your personal income is irrelevant. Self-employed with complex returns. Retired on portfolio income. Already at 10 conventional loans. None of that matters — only the property's numbers do.

Deal Analyzer

Run your deal
before the call.

Enter your property's monthly rent and expected mortgage payment to see your DSCR ratio and a quick readiness read. This is a starting point — I'll run the full analysis on your call.

Quick reference

DSCR < 0.75Most programs decline
DSCR 0.75 – 1.0Limited options, higher rate
DSCR 1.0 – 1.25Standard programs available
DSCR 1.25+Best pricing & terms

DSCR Calculator

Talk to Chelsea About This Deal →

"Conventional loans stop at 4 units. I start there — and keep going."

DSCR & Investor Loans · NC & SC · Where Other Brokers Stop

Investor Hub

Every deal type. One broker
who knows which lender fits.

1–4 Units

DSCR Rental Loan

Single-family, duplexes, triplexes, fourplexes. Qualify on rent income — no W-2s, no DTI, no tax returns. Close in LLC. No portfolio cap. Minimum 660 FICO, 20–25% down.

Short-Term Rentals

STR / Airbnb DSCR

Purpose-built for vacation rentals. Uses 12 months of Airbnb/VRBO platform statements or market rent. Active in Lake Keowee, Myrtle Beach, Hilton Head, and Western NC mountain markets.

5–10+ Units

Multifamily Investor Loans

Where conventional loans stop, we keep going. DSCR programs for 5+ unit multifamily — qualify on NOI, close in LLC, no personal income required. Mixed-use eligible.

Purchase & Rehab

Fix & Flip / Bridge

Short-term financing for value-add projects. Purchase plus rehab funds in one loan. Interest-only payments during renovation. Refinance into DSCR at stabilization. Fast closing.

Tax Strategy

1031 Exchange Financing

Selling a property and reinvesting? I coordinate financing to meet 1031 timelines — both standard and reverse 1031. DSCR programs on the acquisition side keep your tax deferral intact.

Business Income

Bank Statement Investor

12 or 24 months of business deposits used instead of tax returns. For investors whose personal income is structured through a business and whose tax returns significantly understate cash flow.

International Buyers

Foreign National Loans

Non-US citizens purchasing investment properties in NC or SC. No US credit history required. Typically 30–40% down. Loan amounts up to $2M+. LLC closing available.

Equity Access

DSCR Cash-Out Refinance

Pull equity from an existing investment property based on rental income — not personal income. Use proceeds to fund your next acquisition, renovation, or portfolio expansion. Up to 75% LTV.

New Construction

Construction-to-Perm

Finance ground-up construction of investment properties with a single loan that converts to permanent DSCR financing at certificate of occupancy. One closing, no requalification required.

"Let the property qualify itself. Your tax return doesn't need to be part of this conversation."

Investor Hub · DSCR · Bridge · Fix & Flip · Foreign National · NC & SC

Active investor markets

Where the deals are happening
right now.

Upstate SC and Western NC are among the Southeast's most active investor markets in 2026. Here's where I'm seeing deals — and where DSCR programs are working well.

Lake Keowee

STR and vacation rental demand year-round. Waterfront properties command premium nightly rates. DSCR programs active for Airbnb and VRBO properties. Appreciation + cash flow market.

Greenville SC

One of the Southeast's fastest-growing metros. Strong long-term rental demand from corporate relocation and Clemson/Furman/USC Upstate. Active DSCR purchase and refi market.

Clemson / Seneca

University market with consistent student and faculty rental demand. Game day short-term rental premium. Properties near campus perform well for both STR and LTR DSCR strategies.

Anderson SC

Lower entry price points with solid cash flow. Strong workforce housing demand. Often overlooked by larger investors — creates opportunity for early movers with DSCR financing.

Lake Hartwell

Cross-border SC/GA lake market. Growing vacation rental demand. Lower property prices than Keowee with comparable rental income potential in the right submarkets.

Western NC

Mountain STR market with strong Airbnb performance. Asheville area spillover driving demand in surrounding communities. I'm licensed in NC for all closings in this market.

Walhalla / Oconee

Emerging market near Lake Jocassee and Blue Ridge trailheads. Nature tourism driving STR interest. Lower acquisition costs = stronger DSCR ratios on the right properties.

Myrtle Beach / Coast

SC's most active STR market. High seasonal nightly rates. Active DSCR condo and single-family market. I can help with SC coastal deals even outside my immediate service area.

Common Questions

DSCR and investor
loans demystified.

The questions every investor asks — answered straight.

DSCR stands for Debt Service Coverage Ratio — it compares the property's gross rent to its monthly mortgage payment. A 1.0 means break-even; above 1.0 is positive cash flow. The lender qualifies on this ratio alone. No W-2s, no personal tax returns, no DTI calculation. The property qualifies itself.
Most programs want 0.75 minimum, with best pricing at 1.25+. Some lenders allow below 1.0 for strong-credit borrowers with larger down payments. I work with lenders across the full range — not just the most conservative ones.
Yes. STR DSCR programs use 12 months of Airbnb or VRBO platform statements for income. Active in Lake Keowee, Western NC, and coastal SC markets. STR programs have specific lender guidelines — the key is working with a broker who knows which lenders accept STR income without heavy haircuts.
Yes — most DSCR programs allow LLC closing with a personal guarantee. Some allow no-recourse LLC closing at lower LTVs. This is the standard structure for investors who want liability protection. I'll match you with lenders whose LLC guidelines fit your setup.
No. Unlike conventional loans that cap at 10 financed properties, most DSCR programs have no portfolio limit. You can finance as many properties as the deals support. This is one of the core reasons serious investors move to DSCR financing as their portfolio scales.
Typically 20–25% for purchase transactions. Cash-out refinances up to 75% LTV. A larger down payment improves your DSCR ratio, unlocks better pricing, and broadens which lenders you can work with. Some programs allow 15% down for strong credit and DSCR profiles.
Get started

Tell me about
the deal.

Property type, location, rental income, and where you're at. I'll follow up within one business day.

Your info is private and never shared. I'll follow up within one business day.

Why broker vs. bank

100+ lenders.
One point of contact.

A bank has one DSCR program with one set of guidelines. When it doesn't fit, the conversation ends. As a broker, I shop your deal across a network of 100+ lenders — each with different minimum DSCR ratios, different LLC policies, different STR income treatment, different LTV limits. The right lender for your Lake Keowee vacation rental is not the same as the right lender for a Greenville multifamily. I know the difference.

Book a Free 30-Min Call
Chelsea Reeder, Mortgage Broker

Chelsea Reeder | NMLS# 2741400 | Motto Mortgage Community Solutions | NMLS# 2629349 | Licensed in NC & SC | Equal Housing Lender ■ This is not an offer to extend credit or a commitment to lend. All loan applications are subject to underwriting approval. Rates, program terms, and conditions are subject to change without notice. Not all products are available in all states or for all loan amounts. Individual savings, rates, and results will vary. Subject to satisfactory property appraisal, title search, and other conditions. This site is for informational purposes only. DSCR loans are investment property loans and are not owner-occupied mortgages. Programs, rates, and eligibility subject to change. Not all borrowers or properties will qualify.