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Investment & Second Home Loans: Grow Your Real Estate Portfolio

From your first rental to your tenth, or a lake getaway at Lake Eufaula or Grand Lake, Earnest has access to conventional, DSCR, and portfolio lenders to help investors and second-home buyers finance smarter.

Get Investor Loan Options → 📞 (405) 390-7072
  • DSCR — qualify on rental income
  • 1–4 unit properties
  • Cash-out to fund your next deal

Get Investment Loan Options

Quick, no-obligation request. Earnest will follow up personally.

Prefer to talk now? Call or text Earnest at (405) 390-7072

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Overview

Financing for Investors & Second-Home Buyers

Investment properties and second homes have different guidelines than a primary residence — and the right lender can make a big difference. With access to 200+ lenders, Earnest can match you with programs that fit how you invest.

Conventional Investment Loans

Purchase or refinance 1–4 unit rental properties with as little as 15% down on single-unit properties (25% on 2–4 units). Qualification is based on your personal income, with projected rental income often counted.

DSCR Loans (Debt Service Coverage Ratio)

Qualify based on the property's rental income instead of your personal income or tax returns. DSCR loans are popular with self-employed investors, those scaling a portfolio, and short-term rental owners. Many lenders allow closing in an LLC.

Second Homes

Buying a vacation home or a place closer to family? Second-home financing may require as little as 10% down, with pricing that's typically better than investment property loans. The home must be suitable for year-round occupancy and used by you for part of the year.

Owner-Occupied Multi-Unit ("House Hacking")

Live in one unit of a 2–4 unit property and rent the others. FHA (3.5% down) and VA ($0 down for eligible borrowers) can be used, and rental income may help you qualify.

Key Benefits

Investor-Friendly Loan Options

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DSCR Loans

Qualify with the property's cash flow — no personal income verification required.

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1–4 Unit Properties

Finance single-family rentals, duplexes, triplexes, and fourplexes.

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Second Homes

As little as 10% down for qualified buyers on vacation homes.

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Cash-Out Refinance

Tap equity in existing rentals to fund your next purchase.

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LLC Closing

Many DSCR and portfolio lenders allow you to close in an LLC.

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Short-Term Rentals

Some programs can use short-term rental income to qualify.

At a Glance

Investment & Second Home Guidelines at a Glance

General guidelines only — requirements vary by lender and individual situation.

FeatureDetails
Second Home (Conventional)10% minimum down; must be used by owner part of the year
Investment 1-Unit (Conventional)15% minimum down; 620+ credit typical
Investment 2–4 Units (Conventional)25% minimum down
DSCR LoansTypically 20%–25% down; DSCR of about 1.0–1.25+; 660+ credit common
Owner-Occupied 2–4 UnitsFHA 3.5% down or VA $0 down (eligible borrowers); must live in one unit
ReservesTypically several months of reserves required, varying by number of financed properties
Cash-Out (Investment)Typically up to 70%–75% LTV

Program guidelines, limits, and fees are subject to change. All loans subject to credit approval. Terms and conditions apply.

The Process

How to Finance Your Next Property

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Share Your Strategy

Long-term rental, short-term rental, or second home — tell Earnest your goals.

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Run the Numbers

Compare conventional vs. DSCR options, down payment, and estimated cash flow.

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Close & Grow

Close on your property and plan for the next one.

★★★★★
"I'm a self-employed contractor and my tax returns never tell the full story. Earnest set me up with a DSCR loan on a duplex in Midwest City based on the rental income, and I closed in my LLC. He's now helping me plan my third property."
MB
Marcus BellReal estate investor · DSCR purchase in Midwest City, OK

Client testimonials reflect individual experiences and are not a guarantee of future results, rates, or approval.

Get Your Investment Property Quote

Tell us about the property and your investment goals. Earnest will compare options across 200+ lenders.

Prefer to talk now? Call or text Earnest at (405) 390-7072

🔒 Your information is secure and never sold. Checking your options will not affect your credit score.

Answers

Investment Property FAQs

Conventional investment loans typically require at least 15% down for a single-unit property and 25% for 2–4 units. DSCR loans often require 20–25% down. Owner-occupied multi-unit purchases may qualify for FHA (3.5%) or VA ($0 down for eligible borrowers).

A Debt Service Coverage Ratio (DSCR) loan qualifies you based on whether the property's rental income covers its mortgage payment, taxes, insurance, and HOA. A DSCR of 1.0 means rent equals the payment. Personal income documentation is generally not required.

A second home is for your personal use for part of the year and generally can't be rented full-time. An investment property is purchased primarily to generate rental income. Misrepresenting occupancy is mortgage fraud, so Earnest will help you choose the right category.

Often, yes. Conventional loans may count a portion of documented or projected rental income, and DSCR loans are based almost entirely on the property's rental income.

Conventional loans generally require you to purchase in your personal name, but many DSCR and portfolio lenders allow you to close directly in an LLC.

Have a quick question about your options?

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