Can I get a mortgage for an investment property?

Yes, you can get a mortgage for an investment property. Investment property mortgages are available from all major lenders and are specifically designed for properties you will rent out (not live in). Here is how: 1) Conventional investment mortgage — 15-25% down payment, 680+ credit score, 30-year fixed rate at 6.500-7.000% APR, rental income can be used to qualify (75% of gross rent), max 10 financed properties. 2) DSCR loan — 20% down, 660+ credit, based on the property's rental income (DSCR ≥ 1.0), no personal income needed, unlimited properties. Rates from 7.500%. 3) Portfolio loan — 20% down, 700+ credit, lender holds the loan (does not sell to Fannie/Freddie), flexible terms, unlimited properties. Rates from 6.750%. 4) FHA/VA house hack — 3.5% down (FHA) or 0% down (VA), 580+ credit, must occupy one unit of a 2-4 unit property, rental income from other units counts. Best for first-time investors. 5) Best investment property lenders: Guaranteed Rate (6.500%, 15% down, 680 credit), New American Funding (6.500%, DSCR option), and Rocket Mortgage (6.500%, 15% down, 680 credit).

A DSCR (Debt Service Coverage Ratio) loan is a mortgage for investment properties that qualifies based on the property's rental income rather than the borrower's personal income. Here is how it works: 1) DSCR calculation — DSCR = annual rental income ÷ annual PITI (principal, interest, taxes, insurance). Example: $21,600/year rent ÷ $16,104/year PITI = 1.34 DSCR. Most lenders require DSCR ≥ 1.0 (rent covers PITI). Some require 1.25. 2) No personal income needed — DSCR loans do not require W-2s, pay stubs, or tax returns. The loan is qualified based on the property's cash flow, not your personal income. This is ideal for self-employed investors, retirees, or investors with complex income. 3) Features — 20% down payment, 660+ credit score, 30-year fixed rate at 7.500-8.500% APR, unlimited financed properties (no 10-property limit like conventional), and fast approval (21-30 days). 4) Best for — investors who cannot qualify conventionally due to: high DTI, self-employed with low taxable income, multiple properties exceeding the 10 financed property limit, or investors who want to keep personal debt off their credit report. 5) DSCR vs conventional — conventional: 6.500% rate, 15% down, 680 credit, personal income required, max 10 properties. DSCR: 7.500% rate, 20% down, 660 credit, no personal income, unlimited properties. DSCR costs more but is easier to qualify for and has no property limit. 6) Best DSCR lenders: New American Funding (DSCR option, 660+ credit), CrossCountry Mortgage (DSCR option, 660+ credit), Acra Lending (DSCR specialist, 660+ credit, 7.500%), and Angel Oak Mortgage Solutions (DSCR specialist, 660+ credit, 7.750%).

How much down payment do I need for an investment property?

The down payment for an investment property ranges from 15% to 25% depending on the loan type and lender: 1) 15% down — Guaranteed Rate, New American Funding, CrossCountry Mortgage, Rocket Mortgage, Wells Fargo, Bank of America, Chase. On a $300K property, 15% down = $45,000. 2) 20% down — loanDepot, Acra Lending, Angel Oak, most DSCR and portfolio lenders. On a $300K property, 20% down = $60,000. 3) 25% down — some lenders for multi-unit (3-4 units) or high-risk properties. On a $300K property, 25% down = $75,000. 4) 3.5% down (FHA house hack) — if you buy a 2-4 unit property and live in one unit, you can use an FHA loan with just 3.5% down. On a $400K duplex, 3.5% down = $14,000. 5) 0% down (VA house hack) — if you are a veteran and buy a 2-4 unit property and live in one unit, you can use a VA loan with 0% down. On a $400K duplex, 0% down = $0. 6) Why investment properties require more down — investment properties are higher risk for lenders. If a borrower faces financial hardship, they are more likely to default on an investment property than their primary residence. The larger down payment reduces the lender's risk. 7) Reserves — in addition to the down payment, most lenders require 6 months PITI reserves per investment property. On a $300K property with a $1,800/month PITI, 6 months reserves = $10,800. 8) Best option for lowest down payment: FHA house hack (3.5% down, live in one unit) or VA house hack (0% down, live in one unit). For pure investment (no occupancy), 15% down with Guaranteed Rate or Rocket Mortgage.

Can I use rental income to qualify for an investment property mortgage?

Yes, you can use rental income to qualify for an investment property mortgage. Here is how rental income is treated by different loan types: 1) Conventional investment mortgage — lenders use 75% of gross rental income (25% is subtracted for vacancy and maintenance). Example: $2,000/month rent × 75% = $1,500 qualifying monthly rental income. If the mortgage payment (P&I + taxes + insurance) is $1,600/month, the net impact on your DTI is only $100/month ($1,600 payment - $1,500 rental income = $100 net debt). This makes it much easier to qualify. 2) For existing rentals — if you already own rental properties, the rental income from those properties can also be used to qualify, using the same 75% rule. You will need lease agreements and 2 years tax returns showing rental income. 3) For the new property — if the property is currently rented, the lender will use the existing lease. If the property is vacant, the lender will use an appraiser's rent estimate (market rent analysis). 4) DSCR loan — uses 100% of gross rent (not 75%) to calculate DSCR. DSCR = rent ÷ PITI. If DSCR ≥ 1.0, the loan qualifies regardless of your personal income. 5) FHA/VA house hack — if you buy a 2-4 unit property and live in one unit, you can use 75% of the rent from the other units to qualify. Example: buy a $400K triplex, rent 2 units for $1,200 each = $2,400/month. 75% = $1,800 qualifying income. If your personal income is $4,000/month, your total qualifying income = $5,800/month. 6) Best strategy — use rental income to offset the mortgage payment in your DTI calculation. The more rental income you can document, the easier it is to qualify for additional properties.

What is the difference between an investment property and a second home?

The difference between an investment property and a second home affects your mortgage rate, down payment, and tax treatment: 1) INVESTMENT PROPERTY — a property you purchase primarily to generate rental income. You can rent it full-time, do not need to occupy it personally, and can use rental income to qualify. Mortgage rates: 6.500-7.500% (0.5-1% higher than primary). Down payment: 15-25%. Credit: 680+. Tax: mortgage interest and expenses deductible on Schedule E, depreciation deduction (27.5 year), 1031 exchange eligible. 2) SECOND HOME — a property you use personally for some part of the year (vacation home). You cannot rent it full-time. Mortgage rates: 6.000-6.500% (0.125-0.5% higher than primary). Down payment: 10-20%. Credit: 680+. Tax: mortgage interest deductible up to $750K combined with primary. No depreciation (not a rental). 3) Key differences — investment properties have higher rates (6.500% vs 6.000%) and larger down payments (15% vs 10%) but allow full rental and better tax benefits (depreciation, Schedule E, 1031 exchange). Second homes have lower rates and down payments but limit rental use. 4) Which to choose — if you will rent the property full-time: investment property (rental income qualifies, better tax treatment). If you will use it personally for vacations: second home (lower rate, lower down payment). If you will mix personal use and rental: depends on usage — if primarily personal, second home; if primarily rental, investment property. 5) Important — do not misclassify. If you tell the lender it is a second home but rent it full-time, that is mortgage fraud. Be honest about your intended use.

How many investment properties can I finance?

The number of investment properties you can finance depends on the loan type: 1) Conventional (Fannie Mae/Freddie Mac) — maximum 10 financed properties (including your primary residence). This means you can have 1 primary + 9 investment properties, or 10 investment properties if you rent your primary. This limit applies to all Fannie/Freddie loans across all lenders. 2) DSCR loans — NO limit on the number of financed properties. Since DSCR loans are Non-QM (not sold to Fannie/Freddie), the 10-property limit does not apply. You can finance unlimited investment properties with DSCR loans. 3) Portfolio loans — NO limit. Portfolio lenders hold the loans on their own books (do not sell to Fannie/Freddie), so the 10-property limit does not apply. 4) Hard money loans — NO limit. Hard money lenders do not follow Fannie/Freddie rules. 5) Seller financing — NO limit. Seller-financed properties do not appear on your credit report. 6) FHA/VA — 1 FHA loan at a time (with exceptions for relocation, family size increase, or divorce). 1 VA loan at a time (with restored entitlement after sale). 7) Strategy for building a large portfolio — use conventional loans for your first 9 investment properties (lowest rates at 6.500%), then switch to DSCR or portfolio loans for properties 10+ (no limit, slightly higher rates). 8) Best lenders for multiple properties: New American Funding (conventional + DSCR, experienced with investors), CrossCountry Mortgage (conventional + DSCR), and Wells Fargo (portfolio loans for experienced investors).

Can I do a cash-out refinance on an investment property?

Yes, you can do a cash-out refinance on an investment property. Cash-out refinance allows you to tap into the equity of your rental property to buy more properties, make improvements, or for any other purpose. Here is how it works: 1) Conventional cash-out refinance — max LTV is 75% (you can borrow up to 75% of the property's appraised value). Example: property worth $400K, current loan $200K. Max new loan = $300K (75% of $400K). Cash to you = $300K - $200K - closing costs = ~$95K. 680+ credit, 6.500-7.000% rate, 15% equity remaining (25% down equivalent). 2) DSCR cash-out refinance — max LTV is 70-75% (varies by lender). No personal income needed — based on DSCR. 660+ credit, 7.500-8.500% rate. 3) Delayed financing (special program) — if you bought a property with cash and want to refinance immediately (no 6-month waiting period), some lenders offer delayed financing. You can pull out up to 75% of the purchase price within 1 day of buying. This is popular with investors who buy with cash (stronger offers) and then refinance to get their cash back. 4) Requirements — a) 680+ credit (conventional) or 660+ (DSCR), b) 75% max LTV (conventional) or 70% (DSCR), c) 12 months on-time payments on current mortgage, d) Property must be rented (for DSCR) or have lease agreement, e) DTI must qualify with the new higher payment, f) 6 months PITI reserves. 5) Best cash-out refinance lenders for investment properties: Guaranteed Rate (75% LTV, 680+ credit, 6.500%), New American Funding (75% LTV, DSCR option), and Acra Lending (70% LTV, DSCR, 660+ credit). 6) Strategy — use cash-out refinance to pull equity from appreciated properties and use the cash as down payments for additional properties. This accelerates portfolio growth without needing new cash.

What is house hacking and how does it work?

House hacking is a strategy where you buy a 2-4 unit property, live in one unit, and rent out the other units to cover your mortgage. It is one of the best ways to get started in real estate investing with minimal down payment. Here is how it works: 1) FHA house hack — buy a 2-4 unit property with 3.5% down (580+ credit). You must live in one unit for at least 1 year. Rental income from the other units can be used to qualify (75% of gross rent). Example: buy a $400K triplex with 3.5% down = $14,000. Rent 2 units for $1,200 each = $2,400/month. 75% = $1,800 qualifying income. Your mortgage payment might be $2,800/month. With $1,800 rental income, your net housing cost is only $1,000/month (vs $2,800 without rental income). You are essentially living for $1,000/month while building equity in a $400K property. 2) VA house hack — buy a 2-4 unit property with 0% down (580+ credit, VA eligibility). Same rental income qualification. 0% down means you can buy a $400K triplex with $0 down and live almost free. 3) Conventional house hack — buy a 2-4 unit property with 5% down (620+ credit) if it is your primary residence. Rental income from other units counts. 4) Benefits of house hacking — a) Low down payment (3.5% FHA, 0% VA, 5% conventional), b) Rental income covers most/all of the mortgage, c) You build equity while living in the property, d) After 1 year, you can move out and keep the property as a full rental, e) You can repeat the process (buy another house hack with FHA/VA after moving out). 5) Best house hack lenders: New American Funding (FHA 3.5% down, 580 credit; VA 0% down, 580 credit), CrossCountry Mortgage (FHA/VA house hack), and Rocket Mortgage (FHA/VA house hack). 6) Important — you must actually live in one unit for at least 1 year (FHA/VA occupancy requirement). After 1 year, you can move out and rent all units.

Home>Blog>MORTGAGE

MORTGAGE22 min read2026-08-15

Marcus Reid

Mortgage Strategist & HELOC Specialist · NMLS #1985623, CRMP

Mortgage for Investment Property 2026: Top 10 Lenders Compared (Rental Property Loans)

Rates Updated: June 27, 2026

Investing in real estate is one of the most proven paths to building wealth. In 2026, the average investment property costs $250,000-$500,000, with rental yields of 5-10% and annual appreciation of 3-5%. Financing an investment property is different from a primary residence: interest rates are 0.5-1% higher, down payments are 15-25% (vs 3-5% for primary), and credit requirements are stricter (680-720+ vs 620+). However, investment property mortgages allow you to use rental income to qualify, making it easier to build a portfolio. In 2026, there are multiple financing options: conventional investment mortgages (15-25% down, 680+ credit, rental income qualifies), DSCR loans (based on rental income, no personal income needed), and portfolio loans (for experienced investors with multiple properties). We compared the top 10 investment property mortgage lenders and ranked them based on starting rate, down payment, credit flexibility, rental income treatment, and investor experience. Whether you are buying your first rental property or your tenth, this guide covers every option available for investment property financing in 2026. [cta:Compare today's best investment property mortgage rates|mortgage]

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Top 10 Investment Property Mortgage Lenders 2026: Side-by-Side Comparison

We compared the 10 best investment property lenders across 7 critical factors: starting rate, min down payment, min credit score, rental income treatment, max DTI, max loan amount, and investor experience.

For investment property mortgages, rental income treatment and down payment are key — they determine how much you can leverage. Compare investment property lenders

Rank	Lender	Starting Rate	Min Down Payment	Min Credit	Rental Income Treatment	Max Loan	Get Started
1	Guaranteed Rate	6.500%	15%	680	75% of gross rent	$3M	Get investment property mortgage
2	New American Funding	6.500%	15%	680	75% of gross rent + DSCR option	$3M	Get investment property mortgage
3	CrossCountry Mortgage	6.625%	15%	680	75% of gross rent + DSCR option	$3M	Get investment property mortgage
4	Rocket Mortgage	6.500%	15%	680	75% of gross rent	$3M	Get investment property mortgage
5	loanDepot	6.750%	20%	700	75% of gross rent	$3M	Get investment property mortgage
6	Wells Fargo	6.625%	15%	700	75% of gross rent	$5M	Get investment property mortgage
7	Bank of America	6.625%	15%	700	75% of gross rent	$5M	Get investment property mortgage
8	Chase	6.750%	15%	720	75% of gross rent	$5M	Get investment property mortgage
9	Acra Lending	7.500%	20%	660	DSCR-based (no personal income)	$3M	Get DSCR loan
10	Angel Oak Mortgage Solutions	7.750%	20%	660	DSCR-based (no personal income)	$3M	Get DSCR loan

Best Lenders for Mortgage for Investment Property

Nov 1

Rocket MortgageBEST RATE

Best online experience

5.750%

Min credit: 620

Better.com

No lender fees

5.625%

Min credit: 620

Veterans United

Best for VA loans

5.500%

Min credit: 580

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Best Investment Property Lenders by Category 2026

Different investment strategies require different lenders. Here are the best by category.

Match your investment strategy to the best lender for optimal rates and terms. Find your best investment property lender

Category	Best Lender	Why They Win	Key Advantage	Get Started
Best for first rental property	Guaranteed Rate / Rocket Mortgage	15% down, 680 credit, 75% rental income	Best for beginners	Get first rental property
Best for DSCR loans (no personal income)	New American Funding / CrossCountry / Acra / Angel Oak	DSCR-based qualification, no W-2/tax returns	No personal income needed	Get DSCR loan
Best for lowest rate	Guaranteed Rate / Rocket Mortgage / New American	6.500% starting rate	Lowest investment rate	Get low rate investment
Best for lowest down payment (15%)	Guaranteed Rate / New American / CrossCountry / Rocket / Wells Fargo / BofA / Chase	15% down on investment properties	Lowest down payment	Get 15% down investment
Best for large portfolios ($3M-$5M)	Wells Fargo / Bank of America / Chase	$5M max loan amount	Highest loan limits	Get large investment loan
Best for self-employed investors	New American Funding / CrossCountry	DSCR + bank statement options	Self-employed friendly	Get self-employed investor loan
Best for multi-unit properties (2-4 units)	Guaranteed Rate / Rocket Mortgage	Conventional financing for 2-4 unit investment	Multi-unit specialist	Get multi-unit investment
Best for experienced investors (5+ properties)	Wells Fargo / Bank of America	Portfolio loans for multiple properties	Portfolio lending	Get portfolio loan
Best for low credit (660+)	Acra Lending / Angel Oak	660 min credit for DSCR loans	Flexible credit	Get 660 credit investment
Best for cash-out refinance on investment	Guaranteed Rate / New American	Cash-out refi up to 70-75% LTV	Cash-out on rentals	Get investment cash-out

Investment Property Mortgage vs DSCR Loan vs Other Options 2026

There are multiple ways to finance an investment property. Here is a complete comparison.

Conventional offers the lowest rates. DSCR loans are best for investors who cannot qualify conventionally. Compare investment financing

Financing Option	Starting Rate	Min Down	Min Credit	Income Qualification	Max Loans	Key Pros	Key Cons	Get Started
Conventional investment mortgage	6.500%	15%	680	Personal income + 75% rental income	10 financed properties	Lowest rate, standard mortgage, rental income counts	Strict credit/income, max 10 financed properties	Get conventional investment
DSCR loan	7.500%	20%	660	DSCR ≥ 1.0 (rent ÷ PITI), no personal income	Unlimited	No personal income needed, unlimited properties, fast	Higher rate, larger down payment, Non-QM	Get DSCR loan
Portfolio loan	6.750%	20%	700	Varies by lender	Unlimited	Flexible, multiple properties, custom terms	Higher rate, lender holds loan (not sold)	Get portfolio loan
Hard money loan	8-12%	20-30%	N/A (asset-based)	Property value + ARV	Unlimited	Fast closing (7-14 days), no income/credit needed	Very high rate, short term (6-24mo), balloon payment	Get hard money loan
Seller financing	0-8% (negotiable)	0-10%	N/A	N/A (seller sets terms)	N/A	Flexible terms, no bank needed, creative	Seller may require balloon, fewer properties available	Get seller financing
FHA loan (house hack, 2-4 units)	6.000%	3.5%	580	Personal income + 75% rental income	1 FHA loan at a time	3.5% down, low rate, rental income counts	Must occupy one unit, MIP for life, only 1 FHA loan	Get FHA house hack
VA loan (house hack, 2-4 units)	6.000%	0%	580	Personal income + 75% rental income	1 VA loan at a time	0% down, no PMI, rental income counts	Must occupy one unit, VA eligibility, 1 VA loan	Get VA house hack
Cash purchase	0%	100%	N/A	N/A	Unlimited	No interest, no debt, strongest offers	Ties up capital, limits leverage	Buy with cash

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Investment Property Mortgage Costs by Property Type 2026

Different investment property types have different costs and returns. Here is a breakdown.

Use this table to estimate your down payment, loan amount, monthly payment, and cash flow. Calculate your investment property payment

Property Type	Average Price (2026)	Down Payment (15%)	Loan Amount	Monthly Payment (30yr at 6.5%)	Est. Monthly Rent	Cash Flow	Get Started
Single-family rental (SFR)	$250,000	$37,500	$212,500	$1,342/mo	$1,800/mo	+$458/mo	Get SFR investment
Single-family rental (high-cost area)	$500,000	$75,000	$425,000	$2,684/mo	$3,000/mo	+$316/mo	Get high-cost SFR
Condo (rental)	$200,000	$30,000	$170,000	$1,074/mo	$1,500/mo	+$426/mo	Get condo investment
Duplex (2 units)	$350,000	$52,500	$297,500	$1,879/mo	$2,400/mo	+$521/mo	Get duplex investment
Triplex (3 units)	$450,000	$67,500	$382,500	$2,416/mo	$3,300/mo	+$884/mo	Get triplex investment
Fourplex (4 units)	$550,000	$82,500	$467,500	$2,953/mo	$4,200/mo	+$1,247/mo	Get fourplex investment
Townhouse (rental)	$220,000	$33,000	$187,000	$1,181/mo	$1,600/mo	+$419/mo	Get townhouse investment
Small multifamily (5-10 units, commercial)	$800,000	$160,000 (20%)	$640,000	$4,042/mo	$6,000/mo	+$1,958/mo	Get multifamily investment
Luxury rental ($800K+)	$800,000	$120,000	$680,000	$4,295/mo	$5,000/mo	+$705/mo	Get luxury rental
Fix-and-flip (short-term)	$200,000 purchase + $50K reno	$50,000 (25%)	$200,000	Interest-only hard money	N/A (sell after reno)	Profit on sale	Get fix-and-flip loan

How to Get a Mortgage for an Investment Property: Step-by-Step Guide

Getting an investment property mortgage requires understanding rental income qualification and choosing the right lender. Here is a step-by-step guide.

The key: analyze the deal (cash flow, cap rate, DSCR), choose the right financing, and work with an investor-friendly lender. Get your investment property mortgage

Step 1: Analyze the investment property — calculate purchase price, estimated rent, expenses (taxes, insurance, HOA, maintenance, vacancy), and cash flow. Ensure positive cash flow
Step 2: Calculate the DSCR (Debt Service Coverage Ratio) — DSCR = annual rent ÷ annual PITI. Aim for DSCR ≥ 1.25 (most lenders require 1.0-1.25). Example: $21,600 rent ÷ $16,104 PITI = 1.34 DSCR (good)
Step 3: Check your credit score — conventional requires 680+, DSCR loans require 660+. Aim for 700+ for the best rates
Step 4: Calculate your DTI including the new investment property — conventional lenders look at your total DTI including all mortgages and debts. Max DTI is typically 43-50%
Step 5: Determine rental income qualification — conventional lenders use 75% of gross rent (25% subtracted for vacancy and maintenance). Example: $2,000/month rent × 75% = $1,500 qualifying rental income
Step 6: Save for down payment and reserves — investment properties require 15-25% down plus 6 months PITI reserves per property. On a $300K property, 15% down = $45K + 6mo reserves = ~$18K = $63K total
Step 7: Gather documentation — 2 years W-2s/tax returns, 30 days pay stubs, 2 months bank statements, lease agreement (if property is rented), and rent schedule (if vacant)
Step 8: Get pre-qualified with 3+ investor-friendly lenders from our top 10 — compare rate, down payment, rental income treatment, and DSCR options
Step 9: Choose the best lender — Guaranteed Rate (6.500%, 15% down, 680 credit), New American Funding (6.500%, DSCR option), or Acra Lending (DSCR, no personal income, 660 credit)
Step 10: Close on your investment property — investment property mortgages typically close in 30-45 days. After closing, ensure the property is rented and cash-flowing

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Today's Best Mortgage Rates

Updated November 1, 2026

Lender	Rate	APR	Fees	Best For	Action
Veterans United	5.500%	5.641%	$0	VA loan specialist	Check Rate
Navy Federal CU	5.500%	5.628%	$0	No PMI, military only	Check Rate
Better.com	5.625%	5.765%	$0	No lender fees	Check Rate
New American Funding	5.625%	5.780%	$1,095	FHA specialist, fast closing	Check Rate
Rocket Mortgage	5.750%	5.890%	$1,295	Best online experience	Check Rate
CrossCountry Mortgage	5.750%	5.895%	$1,500	Non-QM, complex files	Check Rate

Rates shown are illustrative. Actual rates vary by credit score, location, and loan details.

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Marcus Reid NMLS #1985623, CRMP

Mortgage Strategist & HELOC Specialist

NMLS #1985623 and CRMP. Former HELOC division manager at PNC Bank ($2B portfolio). 11+ years in home equity lending. Featured on CNBC.

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Mortgage for Investment Property 2026: Top 10 Lenders Compared (Rental Property Loans)

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Top 10 Investment Property Mortgage Lenders 2026: Side-by-Side Comparison

Best Lenders for Mortgage for Investment Property

Best Investment Property Lenders by Category 2026

Investment Property Mortgage vs DSCR Loan vs Other Options 2026

Get Matched with Top Lenders Instantly

Investment Property Mortgage Costs by Property Type 2026

How to Get a Mortgage for an Investment Property: Step-by-Step Guide

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Today's Best Mortgage Rates

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Frequently Asked Questions

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