BFF's DSCR program lets real estate investors qualify purely on the property's rental income. No personal income. No tax returns. No employment history. Three programs covering single-family, multi-family, mixed use, and portfolio blanket loans.
Program at a Glance
A DSCR loan qualifies the borrower based entirely on the investment property's cash flow — not the borrower's personal income, tax returns, or employment. The underwriter looks at one number: does the property's rental income cover the mortgage payment? BFF offers three distinct DSCR programs to cover single-family rentals, small multifamily, large mixed-use, and blanket portfolio loans.
BFF offers three distinct DSCR programs. Each has its own matrix PDF, LTV grid, and eligibility rules. Make sure you're pricing against the right one.
| Max Loan - Purchase/R&T | $3,500,000 |
| Max Loan - Cash-Out | $3,000,000 |
| Max LTV - Purchase | 85% (740+ FICO, experienced investor, 1-unit, DSCR ≥1.25, select states) - see full LTV grid in matrix |
| Max LTV - R&T Refi | 75% |
| Max LTV - Cash-Out | 75% |
| Min FICO | 640 (highest FICO among all borrowers used) |
| Min DSCR | No minimum - "no-ratio" option available with no DSCR floor |
| First-Time Investors | Eligible (restrictions apply - tighter LTV/FICO on no-ratio or higher LTV tiers) |
| Short-Term Rentals | Eligible (Airbnb, VRBO) - STR income documented via platform statements or market rent analysis |
| Non-Warrantable Condos | Eligible |
| Condotels | Eligible |
| Products | 30-yr fixed · 40-yr fixed · 5/6 SOFR ARM · 7/6 SOFR ARM · Interest-Only available |
| Prepay Options | 1, 2, 3, 4, or 5-year PPP (step-down or flat) |
| Occupancy | Investment only |
| ⚠ LTV >80% | Requires 740+ FICO, experienced investor only, 1-unit SFR/PUD/condo, DSCR ≥1.25, and select eligible states. Always verify in the full matrix. |
1 Document the Rental Income Use a lease agreement for existing tenants, or a 1007 market rent analysis for vacant properties. For short-term rentals, use platform income statements (Airbnb, VRBO) or an STR market rent analysis from an approved vendor. 2 Calculate the DSCR Divide gross monthly rent by full PITIA (principal + interest + taxes + insurance + HOA). A result of 1.25 or above is considered strong. 1.00 is break-even. BFF's no-ratio option removes the floor entirely - the property doesn't need to cash flow to qualify. 3 Confirm LTV & FICO Tier Match the borrower's FICO and loan amount to the LTV grid in the matrix. Remember: BFF uses the highest FICO among all borrowers - a significant advantage for investor partners. Higher FICO and lower LTV unlock better pricing and more program flexibility. 4 No Income Docs Needed No W-2s. No tax returns. No pay stubs. No employment verification. The property qualifies the loan. Price the scenario through the BFF Quick Pricer and submit. We Deliver.
Key parameters from the BFF DSCR (1-4 Unit) Matrix. Download the PDF for complete guidelines before pricing any DSCR (1-4 Unit) scenario.
| Parameter | Requirement |
|---|---|
| Max Loan - Purchase/R&T | $3,500,000 |
| Max Loan - Cash-Out | $3,000,000 |
| Max LTV - Purchase | 85% (740+ FICO, experienced investor, 1-unit, DSCR ≥1.25, select states) - see full LTV grid in matrix |
| Max LTV - R&T Refi | 75% |
| Max LTV - Cash-Out | 75% |
| Min FICO | 640 (highest FICO among all borrowers used) |
| Min DSCR | No minimum - "no-ratio" option available with no DSCR floor |
| First-Time Investors | Eligible (restrictions apply - tighter LTV/FICO on no-ratio or higher LTV tiers) |
| Short-Term Rentals | Eligible (Airbnb, VRBO) - STR income documented via platform statements or market rent analysis |
| Non-Warrantable Condos | Eligible |
| Condotels | Eligible |
| Products | 30-yr fixed · 40-yr fixed · 5/6 SOFR ARM · 7/6 SOFR ARM · Interest-Only available |
| Prepay Options | 1, 2, 3, 4, or 5-year PPP (step-down or flat) |
| Occupancy | Investment only |
| LTV >80% | Requires 740+ FICO, experienced investor only, 1-unit SFR/PUD/condo, DSCR ≥1.25, and select eligible states. Always verify in the full matrix. |
Single-family or small multi-unit rentals. Long-term leases make DSCR qualification straightforward — lease + 1007 is all that's needed.
Airbnb and VRBO properties are eligible on the 1–4 unit program. STR income documented via platform statements or market rent analysis.
Investors with 2–25 properties can consolidate into a single Cross Collateral blanket loan up to $6.25M instead of managing multiple mortgages.
5–8 unit and mixed-use properties up to $2M. Commercial retail, restaurant, or office space up to 49% of the building allowed.
Business owners who write off enough to fail conventional DTI tests. DSCR removes personal income from the equation entirely.
The no-ratio option has no DSCR floor. Ideal for appreciation plays in markets where rents don't cover the full payment but the investor has strong reserves and credit.
DSCR stands for Debt Service Coverage Ratio. It is calculated by dividing the property's gross monthly rental income by the full monthly PITIA — principal, interest, taxes, insurance, and HOA if applicable. A DSCR of 1.25 means the property generates 25% more income than the payment. A DSCR of 1.00 means it breaks even. BFF's no-ratio option removes any minimum DSCR requirement.
No. BFF's 1–4 unit program offers a no-ratio option with no minimum DSCR threshold. This is ideal for appreciation-play properties in high-cost markets where the rent doesn't fully cover PITIA. The no-ratio option may carry tighter LTV limits and FICO requirements — always check the full matrix for the specific scenario.
Yes. Airbnb, VRBO, and other STR platform properties are eligible on the 1–4 unit program. Income can be documented using 12 months of platform income statements or an approved STR market rent analysis. Maximum LTV on STR properties is typically 75% — confirm current limits in the matrix before pricing.
Yes on the 1–4 unit program. First-time investors are eligible but may face tighter LTV limits, higher FICO requirements, and stricter DSCR thresholds than experienced investors. The 5–8 unit, mixed-use, and cross collateral programs require prior experience and are not available to first-time investors.
BFF DSCR loans use the highest FICO score among all borrowers on the loan — the opposite of conventional Fannie/Freddie loans which use the middle score of the lower-scoring borrower. If one borrower has a 780 and the other has a 640, the 780 is used. This is a meaningful advantage for investor couples and partnerships.
BFF DSCR (1-4 Unit) Matrix — Rev. Feb 2026
DSCR loans use the highest FICO among all borrowers. If an investor's spouse or partner has a stronger credit profile, adding them to the loan can unlock a better LTV tier without requiring their income.
Non-QM decisions typically within 48 hours of complete file submission. Check current turn times before locking.
Price it in the Quick Pricer, download the matrix, or call your AE. We Deliver.
