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Real Estate Investing
Whether you want to buy your first investment property or you are adding to an established real estate portfolio, we are the best mortgage lender to help get you the lowest possible rate. Let's start with a quick call to determine the easiest path to financing your investment property.
Investment Property Consultation Call
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Mortgage rates below the national average
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Conventional and DSCR loans
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Five-star service to guide you through the homebuying process
Why so many real estate investors choose us.
We have an unwavering commitment to our clients. Read a few of our 200+ reviews on Google, they will tell you better than we can! You can can count on our commitment to being available when you need us, answering your questions, and handling your loan with the care it deserves. Our company is built around owners and stakeholders, rather than employees. Quite frankly, your satisfaction means more to us.
Our mission is to help you save. You work hard to afford your home, don't pay more than necessary. We monitor our rates everyday to make sure that we are giving you the best mortgage at the lowest rate possible. Since our company is built around owners, we have eliminated high sales commissions which results in lower rates for you.
Our family has over 50+ years of combined experience helping families buy homes. We have closed thousands of loans for people just like you, giving us the experience and expertise to close your loan quickly and efficiently.
Investment Property Mortgages
Conventional Home Loans
You can use a Conventional Home Loan to purchase an investment property with as little as 15% down payment. You can have up to 10 financed properties when using a Conventional Home Loan.
DSCR Loans
If you need more flexible underwriting requirements, our Debt Service Coverage Ratio (DSCR) loans do not require traditional income documentation. Use only the cash flow from the subject property to qualify!
Investment Property Mortgage Rates
No matter which loan type suites your needs best, you can get the best investment property mortgage rates here. Our mortgage rates are consistently below the national average.
Real Estate Investor Consultation
Our real estate investor consultation call is quick and casual. We will ask a few questions to get a better understanding of your financial situation and your goals when it comes to buying investment property. In just a few short minutes, you will be on the right path to buying your investment property.
Investment Property Loan Programs
We can talk about your price range and available funds for down payment to determine the best investment property loan program for you. We will discuss pros and cons for your options and determine what works best for your financial situation.
Program Qualification Requirements
We can discuss your particular financial picture to prepare you for the documentation and underwriting requirements specific to your situation.
Allocating Capital and Cash Flows
One of the most important parts of real estate investing is to determine how best to allocate your capital. We can talk real numbers in regards to down payment options and payments to make sure your real estate investment is cash flow positive.
Investment Property Mortgage Rates
Your mortgage rate is an important factor in your cash flows and return on investment. Our company is built to offer lower mortgage rates which will help give you higher returns.
On average, our mortgage rates are .326% lower than the national average. This equates to $23,836 in life of loan interest savings. See details on rate savings calculation here.
Real Estate Investing Basics
Is owning a rental property a good real estate investment?
Yes, owning a rental property is one of the best real estate investment strategies for generating passive income and long-term returns. Real estate investors benefit from monthly rental income, tax advantages, property appreciation, and the ability to leverage financing to build a real estate portfolio.
What should I look for when buying an investment property?
When buying an investment property, focus on high-demand rental markets, positive cash flow, property condition, and strong neighborhood ratings. Look for investment opportunities that meet the 1% rule, and always analyze the rental yield, cap rate, and potential return on investment (ROI) before making a purchase.
Is real estate investing better than the stock market?
Real estate investing offers unique advantages over the stock market, including steady cash flow from rental income, tax benefits like depreciation, and the ability to leverage other people’s money through mortgages. While stocks offer liquidity and lower entry barriers, residential real estate provides tangible assets, long-term appreciation, and portfolio diversification—making it a powerful wealth-building tool for many investors.
Conventional Loans for Investors
Conventional investment property loans will get real estate investors the best interest rates and terms from a financing perspective.
You can purchase an investment property using a Conventional loan with as little as 15% down. You will have Private Mortgage Insurance (PMI) if you make less than a 20% down payment. Your mortgage interest rates improve with 20% down payment, with the best rates coming with 25% down payment.
Conventional financing requires full documentation of income and assets. Borrowers will need to provide paystubs and W2s for any full time employment or tax returns to document any self-employed or rental income.
You may have a maximum of 10 financed properties when using conventional financing for investment property. This limit includes all 1-4 unit residential properties where you are personally obligated on the mortgage.
The following property types are not counted towards the financed properties limit:
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Commercial real estate
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Multi-family properties consisting of more than four units
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Ownership of a timeshare
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Ownership of a vacant lot (commercial or residential)
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Ownership of a manufactured home on a leasehold estate not titled as real property
If you own other financed properties, additional reserves must be calculated and documented for financed properties other than the your principal residence or the subject property. The other financed properties reserve requirements are determined by applying a specific percentage to the aggregate of the outstanding unpaid principal balance (UPB) for mortgages and HELOCs on these other financed properties. The percentages are based on the number of financed properties:
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2% of the aggregate UPB if you own one to four financed properties
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4% of the aggregate UPB if you own five to six financed properties
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6% of the aggregate UPB if you own seven to ten financed properties
The UPB calculation does not include mortgages and HELOCs that are on the subject property, your principal residence or properties that will be sold prior to closing.
Seller concessions are limited to 2% of the sales price for all investment property transactions using Conventional financing.
DSCR Loans for Investors
Debt Service Coverage Ratio (DSCR) loans for investment properties only consider the subject property's cash flow in qualifying. No income, employment, or debt ratios are considered.
The subject property's DSCR is calculated by dividing 100% of the subject property's rental income by the subject property's PITI payment. DSCR ratios down to .75 are accepted with DSCR ratios of 1 and 1.25 receiving the best terms.
Short term and long term rentals are accepted.
Assets showing funds to close and any reserve requirements must be documented. Reserves may be required based on credit score, loan to value and transaction type. Reserve requirements range from 3-12 months of the subject property's PITI.
First time investors are allowed with a minimum DSCR of 1.0.
Seller concessions are limited to 6% of the sales price with DSCR loans.
Loans may close in the name of an LLC, Corporation or General Partnership.
A human experience with online ease.
1. Consultation
Our 10 minute consultation is quick and casual. Help us understand your goals so we can put you on the right path.
2. Application
Apply online or over the phone. We will give you a same day preapproval and get the loan process started.
3. Processing and Underwriting
Our loan process blends electronic document submission and automated updates with a human touch. We are always available to answer your questions.
4. Closing
Electronically sign some of the forms before closing, and then meet us at the closing attorney to sign the notarized documents.
Our Approved States
We are located in the heart of Memphis, Tennessee and proudly serve our hometown of Memphis and the surrounding areas. Being a local mortgage lender, we are able to provide the best mortgage at the lowest rate to the communities and neighborhoods where we work and live.
By investing in the best technology and committing to the highest levels of service, we are able to deliver our hometown service across a wider geographic footprint with no sacrifices. Home buyers and homeowners in the states listed here can also get the best rate and experience our five star service.
Colorado
Florida
Georgia
Mississippi
Tennessee
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