Tag Archive for: loan to value

The ABC’s of DSCR loans: What every investor should know 

Do you need additional income for rental properties without the hassle of tons of paperwork or long processing times? Let’s take a closer look at the ABC’s of DSCR loans and how they can help. There is no need for employment history, and better yet there are only a few factors that are needed to qualify. DSCR, also known as the debt service coverage ratio, calculates whether or not a property breaks even or better yet, has a positive cash flow. These investors only loans are not only simple to apply for, but they can also be used for properties that have 1 to 4 units. Larger unit sizes can also apply, however, there are normally only a few available. DSCR loans are an excellent way for investors to get a 30-year product without worrying about how long they have been in business, their income, or even their business income. 

What three factors impact DSCR loan approval? 

1. Income from the property

The main factor that impacts an approval for a DSCR loan is income. When an investor is buying a property, the lenders will look at personal income, business income, or both. In almost all cases, lenders require two years of taxes showing a businesses income prior to approval. If you are a new investor, or like to write everything off, you will not meet the necessary requirements to apply. This is where a DSCR loan comes into play. The only thing that is taken into account, is whether or not you are going to break even with the rental property. The lenders will then look at the mortgage payments, property taxes, property insurance, HOA, and flood insurance to determine if you are eligible.

2. Your personal credit  

Especially in the real estate industry, your credit score plays a huge role in your success as an investor. Here at The Cash Flow Company, we see investors who struggle to pay bills on time, overuse credit cards, and don’t use enough credit. This greatly affects your personal credit scores. What can you do to get things turned around? The most important thing is to separate your personal credit from your business expenses to raise credit scores. In turn, it will allow for better rates with better terms for future investments. 

3. Loan to value

The loan to value, or LTV, is the amount of the mortgage compared to the value of the property. Most DSCR loans have a max LTV set to 80% for purchase, as well as rate and term refinances. This percentage then changes to 75% LTV for cash out refinances.  LTV’s can go 5% higher with the right factors, but investors should expect to pay a higher rate. In summary, the lower the loan to value, the less risk for the lender.

DSCR loans are incredibly helpful for investors who need additional income for rental properties. Not only are they fast and easy to apply for, but they also allow you to apply before your investment property is up and running. This is done by appraising properties in the current market and estimating the rent. In doing your research and estimating your cash flow, the sky’s the limit for success! Would you like to find out more and see if DSCR loans are right for you? Use our DSCR calculator to see the impact a DSCR loan can have on your investments.

Find out more about DSCR loans by watching our most recent video


Simple facts: how to calculate a HELOC LTV, and more.

The #1 consideration when you start looking for a HELOC is, by a landslide, the loan-to-value.

LTV should be your priority for one simple reason: the more money you can get, the more you can do with real estate investing.

Depending on the property type, you’ll find that your bank or credit union will give you an LTV of somewhere between 70 and 90% in this market. In other markets, they’ve gone up to 100% loan-to-value.

Example of  How To Calculate LTV on a HELOC

Let’s say you own a property worth $400,000. You found a credit union that will give you a 70% LTV on a HELOC to buy an investment property.

Here’s the simple calculation:

$400,000  ×  .70  =  $280,000

So, they’ll allow $280,000 in a HELOC on that property.

If they offered an 80% LTV on the same home, then you’d get a HELOC with $320,000. At 90% LTV, you’d get $360k.

But What Is CLTV?

However, HELOC LTVs are a bit different than typical loans – after all, there’s already a first lien or mortgage on the property.

In this case, they look at a combined loan-to-value (CLTV) instead.

As an example, let’s say that property worth $400,000 has a mortgage that’s $270,000.

So here’s what the credit union will do for a CLTV:

  • They know their 70% LTV would give you $280k.
  • But since you still owe $270k, they’ll subtract that amount from your available LTV.
  • Therefore, you’ll end up with $10,000 for a HELOC.

Maximizing Your LTV

This is why LTV is so important for a HELOC. The higher the LTV, the more available funding you’ll have to put anywhere in your real estate deals.

In our previous example, the 70% LTV only gave you $10k in your HELOC. The same property with an 80% LTV would get $50k. And 90% would leave you with $90,000 to use on a HELOC – even with the mortgage still on the home.

It’s essential to make sure you’re working with an institution that will give you the maximum loan-to-value to get more flexibility in funds.

Read the full article here.

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