Idaho DSCR Purchase Loans

Finance Your Next Idaho Rental Without W2s or Tax Returns

Qualify based on the property's rental income — not your personal income. Serving Boise, Treasure Valley, North Idaho, and rental markets statewide.

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Fill out the form below — I review every submission personally and follow up within 1 business day.

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Lending Disclaimer: Patrick Penner (NMLS #459913) is a licensed mortgage loan originator with Coast2Coast Mortgage (NMLS #376205), an equal housing lender. Submission of this form does not constitute a loan application, pre-qualification, or commitment to lend. All loan programs are subject to credit approval, property qualification, underwriting review, and lender guidelines. Interest rates and loan terms are subject to change without notice and are not guaranteed until locked. This form is for informational and contact purposes only.

I respond to every inquiry personally — usually within 1 business day. For immediate help call (208) 901-4734.

How DSCR Purchase Works

DSCR stands for Debt Service Coverage Ratio. Instead of verifying your income, we verify the property's income. The formula is simple:

Monthly Gross Rent ÷ PITIA = DSCR
PITIA = Principal + Interest + Taxes + Insurance + HOA
Example

Property rents for $2,400/mo. PITIA is $1,920/mo. DSCR = 1.25 — that's the gold standard tier with the best rates and most lender options.

Key Features
No W2 or Tax Returns
Qualification is based on the property's rental income, not your personal income or employment history.
LLC or Personal Name
Purchase in your personal name or an LLC. Timing matters for liability protection — ask me about the tradeoffs.
No Ratio Available
Property doesn't cash flow yet? No-ratio DSCR programs exist for investors who qualify on assets instead of income.
Multiple Property Types
Long-term rentals, short-term (Airbnb/VRBO), co-living, care homes, mixed-use, and more.
30 or 40-Year Terms
Lower your monthly payment and improve DSCR with a 40-year amortization where available.
Unlimited Properties
DSCR loans don't count against your conventional loan limit. Scale without hitting Fannie/Freddie walls.
Property Types We Finance
Long-Term Rentals
Single family, 2–4 unit, condos, townhomes — traditional buy-and-hold.
Short-Term Rentals
Airbnb & VRBO properties. Some lenders allow projected STR income, others require historical.
Co-Living / PadSplit
Room-by-room rental models. Lender selection is critical — not all programs accept this income structure.
Residential Care Homes
Assisted living, adult care, sober living facilities.
Mixed Use
Properties combining residential and commercial space, where the residential portion is primary.
BRRRR Properties
Buying to renovate and refinance. The DSCR purchase is step one — we plan the refi before we close the purchase.
Common Questions
What credit score do I need?
Most DSCR lenders require a minimum 620–680 FICO. Better rates are available above 720–740. Some lenders have higher minimums depending on the loan tier.
What's the minimum down payment?
Typically 20–25% for a standard DSCR purchase. Some programs allow 15% down with stronger credit and reserves.
Do I need reserves?
Yes — most lenders require 3–6 months of PITIA in reserves. This is separate from your down payment.
Can I use projected rent for a new rental?
Yes. Most lenders accept a market rent appraisal (Form 1007) to establish qualifying rent when the property has no rental history.
How long does it take to close?
Typically 21–30 days for a standard DSCR purchase. Some lenders can close faster.
Can I buy in an LLC?
Yes. Timing matters though — buying in an LLC from day one vs. transferring later has implications for your loan and title insurance.