Pull the equity. Keep building.
A DSCR cash-out refinance turns your rental’s equity into the next down payment, qualifying on the rent instead of your tax returns.
- 80%Max cash-out, single-family
- No ratioDSCR options down to no ratio
- 1–10Units
- No minimumLoan amount
What is a DSCR cash-out refinance?
A DSCR cash-out refinance replaces the loan on your rental with a larger one and pays you the difference in cash. It qualifies on the property’s rent, not your personal income.
The programs I use go up to 80% of the value on single-family homes, down to no ratio, cover 1 to 10 units and have no minimum loan amount. Credit requirements vary by program.
Written by Ashlin R. Endter, owner and mortgage broker, NMLS #2154456, 4MG Mortgage, LLC, NMLS #2567469. Program terms current as of October 2026.
Cash-out or second mortgage?
Both reach your equity. The right one depends on the rate you have today.
| Feature | Cash-out refinance | DSCR second / HELOC |
|---|---|---|
| Your first mortgage | Paid off and replaced | Stays exactly as it is |
| Max combined | Up to 80% of value (single-family) | Up to 80% combined |
| Payments | One | Two |
| Best when | Your rate is close to today’s | Your rate is well below today’s |
The rent does the qualifying.
DSCR means debt service coverage ratio: the property’s monthly rent divided by its full monthly cost, meaning principal, interest, taxes, insurance and any HOA dues. At 1.0, the rent covers the cost exactly. Some programs go below 1.0, all the way to no ratio at all.
Illustration only. Lenders set their own minimum ratio and may use the lease, the appraiser’s market rent or the lower of the two. Not an offer or a rate quote.
Most of the map is pink.
39 states and Washington, D.C., for business-purpose rental loans closed in an LLC. Home base is Florida, with Texas and Colorado every day.
Available
- Alabama
- Alaska
- Arkansas
- Colorado
- Connecticut
- Delaware
- District of Columbia
- Florida
- Georgia
- Hawaii
- Indiana
- Iowa
- Kansas
- Kentucky
- Louisiana
- Maine
- Maryland
- Massachusetts
- Mississippi
- Missouri
- Montana
- New Hampshire
- Ohio
- Oklahoma
- Pennsylvania
- Rhode Island
- South Carolina
- Tennessee
- Texas
- Virginia (close in an LLC or corporation)
- Washington
- West Virginia
- Wisconsin
- Wyoming
Available with a business-purpose form
- California
- Illinois
- Michigan
- Nebraska
- New Jersey
- New York
Not available right now
- Arizona
- Idaho
- Minnesota
- Nevada
- New Mexico
- North Carolina
- North Dakota
- Oregon
- South Dakota
- Utah
- Vermont
Availability depends on the lender and the property and can change. Send me the address and I’ll confirm.
What owners ask me about cash-out.
Straight answers. Where it depends on the lender, I’ll say so.
How much cash can I take out?
On a single-family home rented long-term, with a 680 or higher credit score, up to 80% of the appraised value, minus what you owe. On a $500,000 house that owes $200,000, that’s up to $200,000 before costs. Condos and 2–4 or 5–10 unit properties work differently.
Do I need to show my income?
No. A DSCR cash-out refinance qualifies on the property’s rent, not your tax returns or pay stubs.
Cash-out refinance or second mortgage?
If your current rate is close to today’s, a cash-out refinance gives you one loan and one payment. If your rate is much lower, a DSCR second mortgage or HELOC usually protects it. I’ll compare both.
What if the rent doesn't cover the new payment?
Some programs allow a ratio below 1.0, and some have no ratio at all, with different pricing.
What credit score do I need?
It varies by program. Higher scores open more options and better pricing.
Can I refinance a property held in an LLC?
Yes.
How long do I need to own it first?
Seasoning rules vary by lender and can affect which value is used. Tell me when you bought it and I’ll check.
What can I use the cash for?
Any business purpose: the next down payment, a renovation, reserves or paying off higher-cost debt.
Send me the property.
Tell me what you’re working on. I’ll look at it personally and come back with what fits. No application, no credit check.
Monday to Friday, 9am to 5pm Eastern. In English or Spanish.
Got it. I’ll be in touch.
I’ll look at it personally. If it’s easier, message me on WhatsApp.
DSCR loans are business-purpose loans on non-owner-occupied investment property only; not available on a primary residence. Available in the states shown on this page, subject to lender and property guidelines; availability can change without notice. Credit, down payment, ratio and reserve requirements vary by program. No-ratio programs carry different pricing and terms. Not a commitment to lend; all loans subject to credit, property and underwriting approval. Rates, terms and programs are subject to change without notice. Ashlin R. Endter, NMLS #2154456. 4MG Mortgage, LLC, NMLS #2567469, 12249 SW 132nd Ct, Miami, FL 33186, (786) 769-5444, is an Equal Housing Opportunity mortgage broker licensed in Florida, Colorado and Texas. NMLS Consumer Access.