Real estate investing
financed right
Whether it’s your first rental property, a 1031 exchange, or a fix-and-flip, we have the programs and experience to get it done. No income documents required for DSCR. Close in an LLC. We’ve seen it all.
Start My Investor Application →Done right, real estate
builds lasting wealth
Homeowners are over 40x wealthier than renters on average. Investment property amplifies that dynamic — combining monthly cash flow, long-term appreciation, asset leverage, and meaningful tax advantages in a single vehicle.
The challenge isn’t finding good properties — it’s finding a lender who understands the financing options available to investors and can structure deals quickly. That’s where Professor Lending comes in. We regularly host investor seminars and have helped clients at every stage of the journey.
Join an Investor Seminar →Experience that
speeds up your deal
Cash flow based qualification. No W-2s, tax returns, or paystubs required — ever.
DSCR loans allow entity-level ownership from day one. Protect your personal assets the right way.
Unlike conventional loans (capped at 10 financed properties), DSCR has no maximum portfolio size.
We understand the time-sensitive nature of exchanges and the additional lender requirements. Seamless closings are our standard.
Up to 90% of purchase price, up to 75% of after-repair value. Competitive pricing, no nonsense.
Understanding your
investment options
Not all investment properties are created equal. Cash flow, appreciation, leverage, and tax treatment vary significantly by property type, market, and financing structure. Before you buy, you should understand the full picture.
We regularly host in-person and virtual investor seminars covering DSCR loan structuring, conventional vs. DSCR comparisons, cash flow analysis, and portfolio growth strategies. If you’d like to join the next session, reach out and we’ll add you to the list.
Join an Investor Seminar →We’ve seen every situation.
Here are the most common.
Real estate investing can diversify your portfolio, generate passive income, and build long-term wealth. If this is your first investment purchase, we’ll walk you through every option — conventional, DSCR, and everything in between — so you go in with your eyes open.
When selling a rental, you can defer capital gains and depreciation recapture taxes by reinvesting in a property of equal or greater value. The timeline is strict — 45 days to identify, 180 days to close. You need a lender who understands the clock and the requirements.
Debt Service Coverage Ratio loans qualify based on the property’s rental income — not your personal income. No tax returns, no W-2s, no paystubs. The property’s cash flow does the talking. Ideal for self-employed investors or those with complex tax situations.
Hard money loans are built for speed and leverage. Perfect for fix-and-flip scenarios where conventional financing is too slow or the property doesn’t qualify. We provide competitive pricing and straightforward terms — no nonsense.
Everything you need to know
about DSCR loans
DSCR — Debt Service Coverage Ratio — is the ratio of a property’s gross rental income to its total monthly payment. A DSCR of 1.0 means the property breaks even. Above 1.0 means it cash flows. Most lenders require a minimum DSCR of 1.0–1.25 depending on the program.
DSCR loans are evaluated based on the 1007 rent schedule (market rent estimate) or an actual signed lease — whichever the lender uses. This means you can qualify on a property you haven’t yet rented, using a professional market rent estimate.
Having a lender with genuine DSCR experience isn’t optional — it’s the difference between a smooth closing and a deal that falls apart at underwriting.
Approved based on property cash flow — rent schedule or actual lease divided by total monthly payment. No personal income required.
Most DSCR programs require 3–6 months of reserves at closing. Plan accordingly when structuring your purchase.
Airbnb and VRBO properties are eligible but typically require an additional 5% down and may require a higher DSCR ratio (e.g., 1.15+).
Most DSCR loans include a prepayment penalty of 1–5 years, structured as a percentage of the loan amount. We’ll explain the terms upfront.
You can close directly in an LLC — protecting personal assets from the start. Entity documentation required at application.
Want to explore investing?
Join one of our investor seminars.
We regularly host in-person and virtual investment property seminars covering DSCR loan structuring, cash flow analysis, the 5 elements of successful investing, and more. Open to first-time investors and seasoned portfolio holders alike. No cost to attend.
Common questions from
real estate investors
DSCR stands for Debt Service Coverage Ratio. It’s the ratio of the property’s gross rental income to its total monthly payment. Qualification is based entirely on the property’s cash flow — not your personal income, tax returns, or employment. If the property generates enough rent to cover the payment, you qualify. No W-2s, no paystubs, no tax returns.
Yes — and this is one of the most valuable features of DSCR loans. You can vest title directly in your LLC or other entity from the start, keeping investment properties separate from personal assets. You’ll need to provide entity documentation (operating agreement, articles of organization, etc.) at application.
Conventional loans cap at 10 financed properties per borrower. DSCR loans have no maximum — you can hold as many properties as the cash flow supports. This makes DSCR the preferred tool for serious portfolio builders who’ve hit the conventional limit.
Yes. Short-term rentals are eligible for DSCR financing, though they typically require an additional 5% down and may require a higher minimum DSCR ratio (such as 1.15 or above). Lenders treat STR income differently than long-term lease income, so it’s important to work with someone who knows these nuances — which we do.
Conventional investment loans require full income documentation, are limited to 10 financed properties, and typically can’t close in an LLC. DSCR loans require no income docs, have no property limit, and allow LLC vesting. The tradeoff is that DSCR rates are typically slightly higher than conventional rates — but for many investors the flexibility far outweighs the rate difference.
When you sell a rental property and do a 1031 exchange, you have 45 days to identify replacement properties and 180 days to close. The financing for the replacement property needs to move on that timeline. We’re experienced with the additional lender requirements that come with exchange transactions — like proof of exchange proceeds — and know how to close cleanly under deadline pressure.
Ready to build your
investment portfolio?
No income docs required for DSCR. Free consultation. No credit pull to start.