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Wealth Builder DSCR · Investor — Business Purpose

TOTAL DSCR V

Full-stack DSCR for investors. Loan amounts up to $3.5M, FICO from 640, up to 85% LTV. Supports DSCR ≥1.000 and 0.750–0.999 tiers, plus Condotel, Rural, STR, Vacant, and Interest-Only product overlays.

  • 85% Purchase
  • 80% Cash-Out
SCORE
640
85% Purchase
Max Loan
$3.5M
80% Cash-Out
Max LTV
85%
—
Min DSCR
0.750
0.750–0.999 tier available

Guidelines effective 2025-07-01.

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Highlights

What makes this program work

  • DSCR 0.750
  • 1.5M - 85% Purchase
  • 80% Cash-Out
  • Up to $3.5M -700+
  • Scores as low as 640
  • In House Exceptions
  • 80% STR (12-Mo proven history)
  • 75% Condotel & Rural overlays
  • Interest-Only Product, min 680
  • 40-Yr Term / 30-Amort, 10-Yr IO
  • Cash-In-Hand up to $1M (≤65% LTV)
  • FTHI eligible · FTHB-DSCR case-by-case
  • Vacant (LTR) allowed up to $3M
  • Title allowed in LLC, Corp, or Trust
  • Gift funds OK after 10% borrower contribution
Ideal scenarios

When to reach for Wealth Builder DSCR

  • Investors using rental income only, No-hassle DSCR transactions
Wealth Builder DSCR matrix

LTV / CLTV matrix

Max LTV by FICO, loan amount, and scenario. Live matrices are published in the TQL partner portal and updated in lock-step with underwriting.

DSCR V ≥ 1.000

Max LTV by FICO and loan amount

FICOMax LoanPurchaseRate/TermCash-Out
≥740$2,500,000807575
≥720$1,500,000858080
≥700$1,500,000807575
$2,000,000757070
$3,000,000706565
$3,500,0007065•
≥660–699$1,500,000757070
$2,000,000706565
$2,500,000706565
$3,000,00065••
≥640–659$1,000,0007570•
$1,500,0006565•
$2,000,00065••
$3,000,00060••

DSCR V ≥ 0.750 – 0.999

Reduced-coverage tier

FICOMax LoanPurchaseRate/TermCash-Out
≥700$1,500,000757070
$2,000,000706565
$2,500,00065••
$3,000,00060••
≥680–699$1,500,0007065•
$2,000,0006560•
$3,000,00060••
≥660–679$1,000,00065••

LTV Caps by Characteristic

Property and product overlays

CharacteristicMax LoanPurchaseRate/TermCash-Out
Condotel$1,500,000757070
Rural Property$2,500,000757070
Short Term Rentals (STR)$3,000,000807575¹
Vacant (Long Term Rental)$3,000,000•7070
LA / MIN DSCR V ≥1.000$100,000 – $149,999707065
Interest Only ProductMIN ≥680757570

¹ Requires 12 months of proven STR history or LTV Max 70%

Program Details

TOTAL DSCR V · QR Guide

Program Exceptions
TQL may consider in-house exceptions for qualified borrowers with compensating factors.
Minimum Loan Amount
Standard: $150,000 — No LTV Adjustments · Loan Amounts $100,000–$149,000 (Max LTV 75% Purch / 70% Refi)
LTV / CLTV
CLTV cannot exceed LTV · Seller-held financing, seller carry-back, seller 2nds Not Allowed
Occupancy
Investment (Non-Owner Occupied) — Business Purpose Loans · DSCR Non-Occupied Co-Borrowers not allowed
Property Types
Single Family · 2-4 Units · Condo · Non-Warrantable Condo · Condotel · True-Modular · PUD · Townhome · Row
Product Terms
15, 30, 40 Year Fixed Rate
Interest Only
40-Year Term / 30-Year Amortization · First 10 years interest-only · DSCR qualified using IO payment
Property Seasoning
Refinance (R/T & C/O) Owned 0–6 Months use lesser of Purchase Price + Improvements or Appraisal · >6 Months use current Appraised Value
Recent Renovation
If purchased for reno and renovated per appraisal evidence with SSR ≤2.5, use current appraised value under 6 months ownership. See Cookbook.
Score / Tradelines
Highest Representative Score of Borrower(s)/Guarantor(s). If 3 scores and middle ≥680, no minimum tradelines · Min 2 reporting 24-mo w/ activity in last 12 or 3 reporting 12-mo w/ recent activity
Housing Payment History
1x30x12 allowed — no LTV reduction · Unlimited 30-day lates / 0x60x12 — Max 70% LTV Purch & 65% LTV Refi · >1x60x12 Not Eligible
Credit Event Seasoning
BK/FC/SS/DIL/Pre-FC/MC: ≥36 Mo — no reduction · 24–35 Mo — Max 75% Purch / 70% Refi · Forbearance / Modification / Deferral payments >12 Mo
Experience / FTHI / FTHB
Experienced Investor: owned & managed real estate ≥1 year in last 3 years (no restrictions). First-Time Investors (FTHI) eligible: must own a primary residence (or Note Holder Spouse w/ 0x30x12 or Free & Clear), Min Score 700, 0x30x12, >36 Mo from any credit event, DSCR >1.000, 2-4 Units not allowed. FTHB-DSCR exceptions case-by-case: clearly a rental, >25 miles from current residence, no gift funds, 12-Mo PITIA reserves, meet all FTHI requirements except primary residence ownership.
Max Cash-In-Hand
LTV >65.01% Max $500,000 · LTV ≤65.00% Max $1,000,000 · Not applicable to Delayed Financing
DSCR Calculation
Long-Term Rents (Form 1007/1025): Gross Rents ÷ PITIA = DSCR · Gross Rents ÷ ITIA = DSCR. Short-Term Rentals: Gross Rents × 0.80 ÷ PITIA (or ITIA) = DSCR · NET Rents ÷ PITIA (or ITIA) = DSCR.
Appraisals
Standard FNMA 1004/1025/1073 w/ interior–exterior inspection · Loan Amounts >$2,000,000 require 2nd Appraisal · CDA/Appraisal review product required unless 2nd appraisal obtained
PITI Reserves
Min 2-Mo PITIA · >$1.5M: 6-Mo · >$2.5M: 12-Mo · Cash-Out proceeds can be used to satisfy reserves
Assets Seasoning
Minimum 30-day asset verification required
Seller Concessions
Max 6% w/ LTV/CLTV ≤80% · 1% w/ LTV/CLTV >80.01%
Gift Funds / Non Arm's Length
Gift funds allowed after min 10% borrower contribution · Non Arm's Length reviewed case-by-case, max LTV/CLTV 75%

Intended for Mortgage Professionals Only · Total Quality Lending · Equal Housing Lender

Wealth Builder DSCR guidelines

Full guidelines and product guide

The complete Wealth Builder DSCR guideline matrix lives in the TQL partner portal — open it for the full searchable experience.

Open Wealth Builder DSCR guidelinesAsk a senior AE
Wealth Builder DSCR FAQ

Common scenarios and answers

  • Investors using rental income only, No-hassle DSCR transactions