DSCR Financing
for Real Estate Investors
Qualify on what the property earns — not what you report. No tax returns, no W-2s, no personal income review. We underwrite the deal, not your paycheck.
Financing that moves at your pace, not the bank's.
No personal income docs
Qualification is based on the property's rent-to-payment ratio, not your tax returns or DTI.
Close on your timeline
Streamlined underwriting means fast turnarounds — built for investors who can't afford to lose a deal to delays.
Scale without limits
No cap on the number of financed properties. Qualify deal by deal as your portfolio grows.
Residential and commercial
One broker for single-family rentals, small multifamily, and commercial investment property.
Entity-friendly
Close in an LLC or corporation — built for how investors actually hold property.
Flexible DSCR thresholds
Programs available for properties below a 1.0 ratio — where many lenders simply say no.
Financing built for how you actually buy real estate.
From owner-occupied purchases to investor-only DSCR financing, here's the full menu of programs available through IGETDEALSDONE, LLC. Tap a program to see details.
Brian D. Cowan
Brian has worked in real estate and real estate finance since 2001, focusing exclusively on the loans other lenders turn away — the unique and difficult files. He comes by it honestly: his grandfather was a builder and his mother spent 30 years as a real estate appraiser.
Today, Brian is known for closing complex deals: jumbo loans, self-employed borrowers, complicated tax returns, and DSCR financing for investors who qualify on property cash flow rather than personal income. As a broker rather than a direct lender, he shops your deal across multiple lending sources to find the best rates and programs available — not just one company's rate sheet. Resourceful, creative, and relentlessly focused on getting deals to the closing table.
Three steps, not thirty.
A typical bank loan file can run 20+ documents deep. Here's the whole process for a DSCR loan.
Tell us about the deal
Submit the property address, purchase price or value, and expected rent. No personal financial statements required to get started.
Get pre-qualified
We run the numbers on the property's cash flow and give you a real answer — typically within 24 hours.
Close
Move to appraisal and closing on a timeline built for investors, not typical bank mortgage cycles.
Straight answers before you apply.
Common questions and terms worth knowing.
Frequently Asked Questions
What's the difference between a DSCR loan and a typical mortgage?
A DSCR loan qualifies you based on the property's rental income rather than your personal income, tax returns, or W-2s — built specifically for investment property.
How long does closing take?
Timelines vary by loan type and complexity, but streamlined programs like DSCR are often built for faster turnarounds than traditional bank financing.
Can I close in an LLC or corporation?
Yes — several of our programs, including DSCR, are entity-friendly and built for how investors actually hold property.
Do I need perfect credit?
No single answer — it depends on the program. Jumbo/Self-Employed and DSCR programs in particular are built with more flexibility than typical bank guidelines.
Glossary
DSCR
Debt Service Coverage Ratio — a measure of a property's rental income relative to its debt payment, used to qualify investment property loans.
LTV
Loan-to-Value — the loan amount expressed as a percentage of the property's value or purchase price.
Jumbo Loan
A loan amount that exceeds conforming loan limits, typically requiring stronger qualification — or, through IGETDEALSDONE, LLC's programs, flexible documentation for self-employed borrowers.
Escrow
A neutral third party that holds funds and documents during a transaction until closing conditions are met.
Want a mortgage calculator or the latest mortgage news? Ask and we'll walk you through the numbers directly — call +1 520-652-4205.
Tell us about your deal — or just say hello.
Fill out the form and a specialty lending advisor will follow up with your pre-qualification — typically within one business day.
San Diego, CA 92111
Policies
Privacy Policy
We collect information you submit through our forms — name, email, phone, property address, and deal details — to respond to inquiries and, where applicable, process loan applications. We do not sell your personal information. Information may be shared with lending partners such as Groves Capital as needed to service your request. Questions can be directed to [email protected].
Licensing
Loan Originator: Brian D. Cowan, NMLS #211522 — NMLS Consumer Access
Lending Entity: Groves Capital, NMLS #1678775
Real Estate Brokerage: HomeSmart, License #SA675911000
IGETDEALSDONE, LLC is a Business Purpose Loan Broker who works with borrowers and lending partners to evaluate business-purpose financing options. Equal Housing Opportunity.
Accessibility Statement
IGETDEALSDONE, LLC is committed to ensuring digital accessibility for people of all abilities and aims to conform to WCAG 2.1 Level AA. If you encounter an accessibility barrier on this site, contact us at [email protected] or +1 520-652-4205.
Do Not Sell or Share My Personal Information
If your state provides a right to opt out of the sale or sharing of personal information, email [email protected] with your name, state of residence, and request, and we will respond accordingly.