Real estate investor financing is more varied and more accessible than most investors realize. The right loan for deal one is different from the right loan for deal fifteen. Understanding all your options — and when to use each one — is one of the most important skills in real estate investing.
The Real Estate Investor Financing Landscape
Investor loans fall into several distinct categories:
| Loan Type | Best For | Key Feature |
|---|---|---|
| Conventional Investment | Early-stage investors | Lowest rates, caps at 10 properties |
| DSCR Loan | Most investors | No income docs, no property cap |
| Fix & Flip / Bridge | Value-add investors | Fast close, funds rehab |
| Business Purpose (BPL) | LLC investors | Maximum flexibility |
| Bank Statement | Self-employed | Uses deposits not tax returns |
| Cash-Out Refinance | Portfolio builders | Recycle equity without selling |
| Portfolio / Blanket | Large portfolios | Multiple properties, one loan |
| Construction | Developers | Ground-up financing |
How to Choose the Right Investor Loan
The right loan depends on three factors: the deal type, your financial profile, and your portfolio stage.
By deal type:
- Stabilized rental — DSCR loan
- Value-add acquisition — Fix and flip bridge, then DSCR refinance
- Cash-out from existing property — DSCR cash-out
- Portfolio refinance — Blanket / portfolio loan
By your profile:
- W-2 income, under 10 properties — conventional may still work
- Self-employed or complex income — DSCR or bank statement
- At or over 10 conventional properties — DSCR required
- Must close in LLC — DSCR or BPL required
Viador Partners Investor Loan Programs
Viador Partners originates the following investor loan products in Florida and Ohio:
- DSCR loans — $100K–$3M+, 1.0 DSCR minimum, LLC-friendly
- Fix & flip / bridge — Up to 90% of purchase, 100% of rehab
- Business Purpose Loans (BPL) — Entity-based, maximum flexibility
- Bank statement loans — 12–24 months of deposits, self-employed
- Cash-out refinances — Up to 75–80% LTV, DSCR-based
- SBA referrals — 7(a) and 504 for business real estate and capital
One Relationship Across Your Portfolio
Viador Partners is built to serve investors at every stage — from the first DSCR loan to a portfolio refinance to a fix-and-flip to an SBA loan for your business. One lender relationship, multiple loan types, every stage of growth.
Frequently Asked Questions
DSCR loans have become the most widely used loan type for active real estate investors, primarily because they don't require W-2 income or tax returns, allow LLC vesting, and have no portfolio cap. The rise of DSCR lending has democratized access to investment property financing.
Investors typically start with conventional financing for the first few properties (if they have W-2 income), then transition to DSCR loans once they hit the 10-property cap or once their tax returns no longer support DTI requirements. DSCR loans have no portfolio cap, allowing unlimited portfolio growth.
For a first-time investor with clean W-2 income and fewer than 10 financed properties, a conventional investment property loan typically offers the lowest rate. For investors without W-2 income or who want to close in an LLC, DSCR is the better starting point.
Yes. DSCR loans, fix-and-flip bridge loans, and BPL loans are typically originated through non-bank lenders and mortgage brokers -- not traditional banks. Viador Partners accesses these programs through relationships with specialty non-QM lenders that most banks don't offer.