Verified Commercial & DSCR Lender Directory · 10 WHOLESALE INVESTOR CAPITAL SILOS
Real Estate Investor Loan Programs (National Wholesale Desk)
Bottom Line Up Front (BLUF): Verified Commercial & DSCR Lender Directory (topdscrlenders.com), operated by Loan Daddy LLC (NMLS #2827624), arranges 10 distinct business-purpose investment property loan programs—including DSCR Rental, Hard Money, Private Money, Fix & Flip Rehab, Bridge, Ground-Up Construction, BRRRR Takeouts, 5+ Unit Multifamily, Commercial Property, and Blanket Portfolio financing. All programs are strictly for non-owner-occupied investment properties.
CASH-FLOW QUALIFIEDA Debt Service Coverage Ratio (DSCR) loan qualifies non-owner-occupied investment properties using gross monthly rental income divided by total monthly PITIA debt service rather than personal tax returns or W-2s. Wholesale DSCR programs support LLC vesting, long-term rentals, and short-term rentals.
Max Leverage: Up to 80% Purchase / 75% Cash-Out (by credit & coverage tier)
Sizing Formula: DSCR = Gross Monthly Rent ÷ Monthly PITIA (Form 1007 / Lease / STR Ledger)
ASSET-BASED SPEEDHard money loans are short-term, asset-backed business-purpose mortgages underwritten primarily on real estate collateral value, borrower liquidity, and exit strategy rather than personal debt-to-income ratios. Real estate investors use hard money to acquire distressed, auction, or time-sensitive investment properties.
Max Leverage: Up to 70%–75% of After-Repair Value (ARV)
Sizing Formula: Collateral LTV / LTARV + Post-Closing Liquidity + Track Record
FLEXIBLE STRUCTURINGPrivate money loans provide bespoke, collateral-driven debt from private credit funds and family-office capital shelves for non-owner-occupied investment properties that fall outside rigid institutional boxes. They solve complex title, cross-collateralization, foreign national, or transitional asset scenarios.
Max Leverage: Up to 65%–75% As-Is LTV or 70% ARV
Sizing Formula: Asset Equity Protection + Sponsor Net Worth & Exit Viability
REHAB DRAW ENGINEFix and flip loans combine acquisition financing and a structured renovation holdback into a single short-term business-purpose note for residential and small multifamily value-add investors. Leverage is sized on both Total Project Cost (LTC) and After-Repair Value (ARV).
Max Leverage: Up to 75% of After-Repair Value (LTARV)
Sizing Formula: Project Spread (ARV minus Total Basis, Carry, and Disposition Costs)
TRANSITIONAL CAPITALInvestor bridge loans provide 12-to-24-month interest-only transitional financing to acquire, reposition, lease-up, or unlock equity from non-owner-occupied residential (1–4 unit), multifamily, and commercial assets before transitioning into permanent DSCR or agency debt.
Max Leverage: Up to 75% As-Is LTV / 70% Stabilized LTV
Sizing Formula: As-Is Equity + Pro-Forma Stabilized DSCR / Debt Yield
NEW BUILD CAPITALGround-up construction (GUC) loans finance the vertical build of non-owner-occupied spec homes, infill duplexes/fourplexes, and build-to-rent (BTR) investment properties. Capital is sized against Total Construction Cost (Land + Hard + Soft Costs) and Completed Appraised Value.
Max Leverage: Up to 70%–75% of Completed Appraised Value (LTCV)
Sizing Formula: Completed Valuation Spread + Builder/GC Track Record + Liquidity
VELOCITY RECYCLINGRehab and BRRRR loans pair a Stage-1 short-term acquisition-plus-renovation bridge note with a Stage-2 long-term DSCR cash-out or rate/term refinance. By forcing appreciation through targeted rehab, investors recycle their initial down payment out of the stabilized rental.
Max Leverage: Stage 1: 75% ARV | Stage 2 Takeout: Up to 75%–80% New Appraised Value
Sizing Formula: Stage 1: LTARV Spread | Stage 2: Stabilized Gross Rent ÷ New PITIA
5+ UNIT NOI ENGINEMultifamily loans finance 5-to-50+ unit apartment buildings using Net Operating Income (NOI), Debt Service Coverage Ratio (DSCR), and Debt Yield rather than personal income. Investors can access small-balance 5–9 unit DSCR shelves, value-add multifamily bridge capital, or stabilized long-term commercial notes.
Max Leverage: Up to 75% LTV on Stabilized Acquisitions / 70% Cash-Out
Sizing Formula: Net Operating Income (NOI) ÷ Annual Debt Service (1.20x–1.25x DSCR) & Debt Yield
CRE ASSET FINANCECommercial property loans provide acquisition, refinance, and repositioning debt for income-producing mixed-use, neighborhood retail, small-bay industrial/warehouse, self-storage, and professional office real estate. Underwriting centers on property Net Operating Income (NOI), tenant lease durability, and asset LTV.
Max Leverage: Up to 70%–75% LTV on Mixed-Use & Industrial / 65%–70% on Retail & Office
Sizing Formula: Property NOI ÷ Annual Debt Service (1.25x+ DSCR) + Lease Rollover Analysis
PORTFOLIO SCALEBlanket portfolio loans consolidate 3 to 50+ non-owner-occupied single-family rentals, townhomes, or small multifamily properties into a single business-purpose note with one monthly payment. Cross-collateralized DSCR underwriting blends strong cash-flowing doors with high-equity doors.
Max Leverage: Up to 75%–80% Aggregate Portfolio LTV
Sizing Formula: Aggregate Portfolio Gross Rent ÷ Aggregate Portfolio PITIA (1.15x–1.20x+)