When you're moving from single-family rentals into larger residential or mixed-use buildings, the income documentation gets complicated fast. This program skips all of that. The property's rent covers the payment — that's the qualification.
No credit pull required · Response within 24 hours
Max Loan Amount
$2M
Purchase & R&T · $1M max cash-out
Max LTV
75%
Purchase · 70% R&T · 65% cash-out
Min Credit Score
700
Highest FICO used (multi-borrower)
Min DSCR
1.00
Rent must at least cover PITIA
Min Loan
$400K
Minimum transaction size
Property Types
5–8 Unit
Residential & 2–8 unit mixed-use
Two Property Types. One Program.
Whether you're buying a straight residential building or a property with retail on the ground floor, this DSCR program is built for it.
5–8 Residential Units
Five to eight residential units in a single building — think small apartment buildings, larger fourplex-and-above complexes, and mixed-income rental buildings. Qualify entirely on the rental income the building generates.
2–8 Unit Mixed-Use
Residential units above retail storefronts, restaurants, offices, or other commercial tenants. This program handles the commercial component as long as it stays below half the building's total area.
Cash-Out Refinance
Already own a 5–8 unit or mixed-use property? A DSCR cash-out refinance lets you tap built-up equity without pulling tax returns or proving personal income — the property's cash flow still does the qualifying.
The Process
Share the address, unit count, and current or projected rents. We need to know what the building earns — nothing about your personal finances yet.
Gross monthly rental income divided by total PITIA payment. We need a ratio of at least 1.00 — meaning rent covers the full mortgage obligation.
No tax returns. No W-2s. No pay stubs. We typically need a current rent roll or leases, appraisal, and your credit profile. That's it.
Most investors get a decision within one business day — fast enough to make real offers and compete with cash buyers on the right deal.
We close the loan. The building cash flows. When you're ready for the next acquisition — 1–4 unit, cross-collateral, or another mixed-use — we'll be here.
Share the address, unit count, and current or projected rents. We need to know what the building earns — nothing about your personal finances yet.
Gross monthly rental income divided by total PITIA payment. We need a ratio of at least 1.00 — meaning rent covers the full mortgage obligation.
No tax returns. No W-2s. No pay stubs. We typically need a current rent roll or leases, appraisal, and your credit profile. That's it.
Most investors get a decision within one business day — fast enough to make real offers and compete with cash buyers on the right deal.
We close the loan. The building cash flows. When you're ready for the next acquisition — 1–4 unit, cross-collateral, or another mixed-use — we'll be here.
Know Before You Apply
The 5–8 unit DSCR has specific parameters. Here's exactly what fits and what falls outside the guidelines.
What Qualifies
What Doesn't Qualify
On reserves: Standard transactions require 6 months of PITIA reserves. Loan amounts of $1.5M or higher require 9 months. Reserves must be verified and documented — they can't be gifted.
Who This Is For
The 5–8 unit DSCR is a specific tool. Here's who benefits most from it.
You're Scaling Past Single-Family
You've done 1–4 unit deals. Now you're looking at bigger buildings and need a program that grows with your portfolio.
Your Income Is Hard to Document
Self-employed with write-offs? Multiple LLCs? This program doesn't care. The building's rent is the only income that matters.
You're Buying Mixed-Use
Retail or office below residential units — that's exactly what this program handles. Most conventional and investment loans won't touch mixed-use. This one will.
You Want to Pull Equity
Own a 5–8 unit building with built-up equity? Cash-out refinance up to $1M — still no personal income docs required.
You're in an Eligible Market
This program is available in most U.S. states. If you're outside the restricted markets (IL, MD-Baltimore, NJ-Bergen/Essex, PA-Philadelphia, NY), you're likely eligible.
You Have an Existing Portfolio
Experience counts here. This isn't your first rodeo — you have prior investment property ownership and understand how to manage commercial tenants.
The FlexPoint Difference
Multi-family and mixed-use DSCR is a narrower product than 1–4 unit. Not every lender does it right. Here's what we bring to it.
Tell us about the property — unit count, rental income, and what you're trying to do. We'll review the DSCR and get back to you within 24 hours. No credit pull, no pressure.
By submitting this form, you consent to be contacted by FlexPoint Inc. regarding your inquiry. This is not a commitment to lend. All loans subject to credit approval. Restrictions apply. Some products may not be available in all states. FlexPoint Inc. NMLS #243082.
FAQ
The questions investors ask us most about this specific program.