Loan programs · Investor
Let the property qualify itself.
For non-owner-occupied investment properties — qualify on the property's income with no personal income docs. Closely related to DSCR. Here's how it works in Orange County.
What is a no-income / investor loan?
These are mortgages for investment properties that qualify on the property's rental income or your assets rather than personal income (often called DSCR or asset-based loans). They're built for real-estate investors and non-owner-occupied homes. Choice Home Mortgage shops specialized lenders to match your investment scenario.
A loan the property earns for you.
An investor / no-income loan finances a non-owner-occupied property — one you rent out rather than live in — and qualifies on the property’s own incomeinstead of your personal pay stubs, W-2s, or tax returns. If the deal’s rent supports the payment, the numbers stand on their own.
It’s a close cousin of the DSCR loan: same idea, told from the borrower’s side. The big draw for investors is that your personal debt-to-income ratio doesn’t cap your growth — so building a rental portfolio doesn’t stall the way it can with traditional financing.
Investor-loan guidelines swing widely from lender to lender. Because Choice Home Mortgage is a broker, not a bank, we shop many of them and present your deal to the one whose box fits — then owner Esther Buede structures the file around the property the right way the first time.
What makes investor loans work for you.
Non-owner-occupied
Built for investment properties you rent out — not your primary residence. The home works; you collect.
Qualify on property income
The property's rental income drives the approval, so the numbers stand on the deal itself, not your paycheck.
No personal income docs
No pay stubs, no W-2s, no tax returns to prove personal income — a major reason investors reach for these.
Grow your portfolio
Scale a rental portfolio without your personal debt-to-income ratio capping how many doors you can own.
We shop many lenders
Investor-loan guidelines differ a lot by lender — as a broker, we find the one whose box fits your deal.
One expert, start to finish
Owner Esther Buede structures the file around the property the right way — personally, not a call-center queue.
Investor & no-income loan questions, answered.
What is a no-income (investor) loan?
It's a loan for a non-owner-occupied investment property that qualifies on the property's own income rather than your personal income documents. Because the rent the property generates carries the approval, you typically don't provide pay stubs, W-2s, or tax returns. It's closely related to a DSCR loan.
How is this different from a DSCR loan?
It's the same family. "DSCR" (Debt Service Coverage Ratio) is the underwriting method — comparing the property's rental income to the loan payment. "No-income investor loan" describes the borrower experience: you qualify on the property, not on personal income docs. We'll explain which label and program fit your deal. See our Non-QM & DSCR page for the underwriting detail.
Can I use this for my primary home?
No — these are for non-owner-occupied investment properties. If you're buying a home to live in, a different program fits, even if you're self-employed. We'll point you to the right lane, like a bank-statement loan on our Non-QM page.
Do I need to show my personal income?
Generally no. The defining feature of these loans is qualifying on the property's income with no personal income documentation. Lenders will still look at things like the property's projected rent, your credit, and your down payment — we walk you through exactly what each program asks for.
How many investment properties can I finance?
That depends on the lender and program. One advantage of qualifying on property income is that your personal debt-to-income ratio doesn't cap your growth the way it does on traditional loans. As a broker, we match investors with lenders who support scaling a portfolio.
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A family-owned Orange County mortgage broker, serving buyers and homeowners across California.
See if an investor loan fits.
One call with the owner — no queue, no pressure. Bring the property and we'll tell you honestly whether it qualifies on its own income and which program gets you the best terms.