taylor@lowcountryhomeloans.com
843.800.0178
Investor Loans
Summary
Our real estate investor items allow for minimum income documentation and base the transaction solely on the property. No personal income needed!
Available Programs
- Cash Flow Loan: If your lease or rent schedule covers the mortgage, this is the loan for you! No income needed and prime rate!
- No Ratio Loan : No rent used. Perfect for short term rental financing like Airbnb. 25% down, no questions asked.
- Foreign National Loan : Perfect for foreign investors looking to purchase US real estate. No US credit required!
- Mixed Use Loan : Financing for 2-8 unit properties that include both commercial and living space.
- Private Money Loan : Designed for investors who need short term financing. We offer interest only all the way to 30 year fixed.
- Commercial Loan : We have partnered with a Nationwide Direct PAR Lender to offer small balance commercial mortgages up to $100 Million. We offer easy access to funding with minimum documentation.
Programs
Cash Flow Loan
If your lease or rent schedule covers the mortgage, this is the loan for you! No income needed and prime rate!
Qualifications
| Minimum Down Payment | 15% of sales price |
| Minimum Credit Score | 600 |
| Cash Flow Ratio | 100% Debt service coverage – Rent must cover mortgage |
| Eligible Property Types | Single family residence, 1-4 unit, PUD’s, townhouse, condo, and non-warrantable condo |
| Loan Amount | $100,000 to $300,000 |
| Reserves | 3-12 Months (based on loan amount) |
| Occupancy Type | Investment Only |
| Vacancy | Can be vacant (will use appraisal rent schedule for rent amount or lease if property occupied) |
| Appraisal Transfer | Yes, we will accept appraisals from another company |
| Transaction Types Allowed | Purchase, refinance, and cash out |
| Sourced Funds | 2 months bank statements |
No Ratio Loan
20% no other questions asked. Perfect for short term rentals like Airbnb. Also, great alternative for short term financing and fast closing.
Qualifications
| Minimum Down Payment | 25% of sales price |
| Minimum Credit Score | 680 |
| Cash Flow Ratio | None Required |
| Eligible Property Types | Single family residence, 1-4-unit, PUD’s, townhouse, condo, and non-warrantable condo |
| Loan Amount | $100,000 to $2,000,000 |
| Reserves | 3-12 Months (based on loan amount and down payment amount) |
| Occupancy Type | Investment Only |
| Vacancy | Can be vacant |
| Appraisal Transfer | Yes we will accept appraisals from another company |
| Transaction Types Allowed | Purchase, refinance, and cash out |
| Sourced Funds | 1 to 2 months bank statements |
Foreign National Loan
We help foreign investors secure financing using common sense underwriting with minimum documentation needed.
Qualifications
| Minimum Down Payment | 30% of sales price (gift funds not allowed) |
| Minimum Credit Score | No US credit required |
| Cash Flow Ratio | 110% Debt service coverage – Rent must cover mortgage by 10% |
| Eligible Property Types | Single family residence, 1-4 unit, PUD’s, townhouse, condo, and non-warrantable condo |
| Loan Amount | $100,000 to $1,500,000 |
| Reserves | 12 months reserves required and must be in a U.S. bank |
| Occupancy Type | Investment Only |
| Sourced Funds | Assets sourced and seasoned for 60 days - must be in a U.S. FDIC insured bank for a minimum of 30 days |
Mixed Use Loan
Financing for 2-8 unit properties that include both commercial and living space.
Qualifications
| Minimum Down Payment | 25% of sales price |
| Minimum Credit Score | 660 |
| Cash Flow Ratio | 100% debt service coverage to $1 Million, 110% debt service coverage > $1 Million |
| Eligible Property Types | Max 6 units. Max 2 commercial units and 50% max commercial usage. |
| Loan Amount | $200,000 to $2,500,000 |
| Reserves | 6-12 Months (based on loan amount) |
| Occupancy Type | Investment Only |
| Vacancy | Can be vacant (will use appraisal rent schedule for rent amount) |
| Appraisal Transfer | Yes we will accept appraisals from another company |
| Transaction Types Allowed | Purchase, refinance, and cash out |
| Sourced Funds | 2 months bank statements |
Private Money Loan
Short term financing with quick closing.
Qualifications
| Minimum Down Payment | 20% of sales price |
| Minimum Credit Score | 500 |
| Cash Flow Ratio | None calculated |
| Eligible Property Types | Single family residence, 1-4 unit, PUD’s, townhouse, condo, non-warrantable condo, condotels |
| Loan Amount | $100,000 to $8,000,000 |
| Reserves | None |
| Occupancy Type | Investment Only |
| Vacancy | Can be vacant (will use appraisal rent schedule for rent amount or lease if property occupied) |
| Appraisal Transfer | Yes, we will accept appraisals from another company |
| Transaction Types Allowed | Purchase, refinance, and cash out |
| Sourced Funds | 1-month bank statement |
Commercial Loan
We have partnered with a Nationwide Direct PAR Lender to offer small balance commercial mortgages up to $100 Million. We offer easy access to funding with minimum documentation.
Qualifications
| Max LTV | 80% |
| Minimum Credit Score | 650 |
| DSCR Ratio | None up to $750k loan amount (if 75% LTV). 1 to 1.25 for loan amounts greater than $750k (or 80% LTV) |
| Eligible Property Types | Multifamily, Mixed Use, Office, Retail, Light Industrial, Warehouse, Self-Storage, Automotive, Mobil Home Parks, Daycare Centers, Restaurants and Bars |
| Loan Amount | $150,000 to $100,000,000 |
| Reserves | 3-12 Months (based on loan amount for 80% LTV). None for 75% or greater LTV |
| Occupancy Type | Owner Occupied & Investment |
| Vacancy | Allowed if purchase |
| Transaction Types Allowed | Purchase, refinance, and cash out |
| Sourced Funds | 2 Months of bank statements |
FAQ
I'm a real estate investor, what's your minimum credit score?
Case by case basis but usually 500
Do you off no ratio loans? (where no income is used to qualify)
Yes we do. The property has to be an investment (can’t be used for primary or second/vacation home). We require 20-25% down and we source the funds. No other questions asked.
How does the Airbnb Loan Work?
Two ways: 1st way, if the rent covers the mortgage payment, we can do 20% down (or cash out/refinance up to 80% LTV). 2nd way, if rent will not cover mortgage payment and no lease exists, we can do 25% down (or cash out/refinance up to 75% LTV)
Do you offer Multi-family loans?
Yes, we offer multi family loans for 5 units up to 100 units.
Do you offer mixed use loans?
Yes, we offer two type of mixed use loans. One for 51% primary use and another for 51% commercial use so we have you covered whether you need a primary or commercial mixed use loan.
Do you offer commercial loan?
Yes, we offer commercial financing up to $100 Million. Check out eligible property types under the commercial loan programs tab.