The property carries the loan. We underwrite the rent against the debt service, not your W2, your tax returns, or your income. Short term rental income is workable, and title can be held in an entity, which is how most portfolio borrowers want to hold it anyway. Credit score is the single biggest lever on leverage here, and the difference between a 719 and a 740 is real money, so if you are close to a tier break it is worth a conversation before we order anything. This is the product investors refinance into after a flip or a construction loan, and pairing the two at the outset usually produces a better result than arranging them separately.

We are consultants, not a lender, so we have no credit box of our own to protect. We work across a nationwide network: banks and credit unions, local and regional lenders, national platforms, private lenders, debt funds, family offices, and commercial balance sheet lenders. Some are large, some will write one loan a quarter in a market they know better than anyone. Rental paper is where lender selection shows up most plainly in the rate. Credit unions and community banks price aggressively in their own footprint, national DSCR shops care about portfolio scale, and family office money will look past a profile that a securitized program declines outright.

Our job is to match the file to the lender whose appetite actually fits it, both the sponsor profile, experience, credit, liquidity, entity structure, and the property itself, its type, market, condition, and business plan. That is the part a borrower cannot do alone, because it depends on knowing who is lending this month, on what, and at what price. You get the placement, not a rate sheet.