The loan you choose determines your monthly cash flow more than almost anything else. Here is how each financing option works and which one fits your situation.
Two investors can buy the exact same property in the exact same market. If one finances it at 6.5% with 20% down and the other at 7.5% with 25% down, they have meaningfully different monthly obligations and cash flow profiles. Understanding your options before you make an offer is essential.
A conventional loan through a bank or mortgage company is the most common path for first-time rental property buyers. For investment properties — properties you will not live in — lenders typically require 15–25% down and charge a slightly higher interest rate than owner-occupied loans.
You will qualify based on your personal income, credit score, and debt-to-income ratio. Lenders may allow you to count a portion of the expected rental income to help qualify, typically 75% of the market rent after accounting for vacancy.
House hacking means buying a 2–4 unit property, living in one unit, and renting the others. Because you are owner-occupying, you qualify for a residential loan with as little as 3.5% down (FHA) or even 0% down (VA if eligible). The rental income from the other units offsets — or even fully covers — your mortgage payment.
After one year living in the property, you can convert it to a full investment property and move on to your next house hack. Repeat this process several times and you have built a meaningful portfolio using financing that most investors cannot access.
Debt Service Coverage Ratio (DSCR) loans are investment-specific products that qualify you based on the property's income rather than your personal income. The lender calculates the DSCR: monthly rent divided by monthly PITI payment. A DSCR of 1.25 or higher is typically required — meaning the rent covers 125% of the mortgage.
DSCR loans are ideal for investors who are self-employed, have complex income structures, or already have multiple conventional loans and want to scale further. They carry higher rates and fees than conventional loans but offer flexibility that traditional lending does not.
In a seller-financed deal, the property seller acts as the lender. You make payments directly to them rather than a bank. Terms are negotiable — down payment, interest rate, amortization schedule, and balloon payment if any. No bank involvement means no underwriting requirements, no income verification, and often faster closing.
Seller financing works best when a seller owns the property free and clear, needs some income but does not need a lump sum, and wants to avoid a large capital gains tax event from an all-cash sale. It requires a willing seller and a good attorney to draft the note and deed of trust.
Free-and-clear properties, motivated sellers who want income stream, investors with less-than-perfect credit or unusual income
Properties with existing mortgages (due-on-sale clause risk), sellers needing immediate lump sum, situations without legal counsel
Banks offer their own products. A mortgage broker shops dozens of lenders simultaneously and can often find better rates and more flexible programs than any single bank. For investment property specifically, this comparison matters — rate differences of 0.5% are meaningful over a 30-year loan.