info@lmbankers.com
NMLS #34690 · Equal Housing Lender ·
Call:(516) 264-7040Buy, refinance or cash out on rental properties in New York, Florida and Georgia. Qualify with the property's rental income, your bank statements or traditional documentation — Lakeview Mortgage Bankers matches investors with the lender and program that fit the deal.
Investment property loans finance homes you do not live in: single-family rentals, 2–4 unit buildings, condos and short-term rentals. Lenders look at these loans differently from a primary-home mortgage, and the right program depends on how you earn your income and how the property performs.
If you have W-2 income and a clean tax return, a conventional investment property loan backed by Fannie Mae or Freddie Mac is often the most affordable option. If you are self-employed, write off a lot of expenses, or own several properties, a DSCR loan or bank statement loan can qualify you without tax returns.
As a broker, we compare conventional and non-QM investor lenders side by side — including lenders that close in an LLC — so you can scale a portfolio without forcing every deal into the same box.
We finance investment properties in New York, Florida and Georgia, from Queens multifamily to Florida vacation rentals and Atlanta single-family rentals. Eligibility and terms vary by state, property and lender.
Know these numbers before you make an offer:
Choose the program based on how you want to qualify. These are the investor loans we arrange most often.
A Debt Service Coverage Ratio loan qualifies you with the property's income instead of your personal income. Lenders divide the monthly rent by the full housing payment; a ratio of 1.0 or higher means the rent covers the payment.
Built for self-employed borrowers and business owners whose tax returns understate their real income. Qualifying income is calculated from 12 or 24 months of personal or business bank deposits.
A cash flow loan lets the rental speak for itself. We use an existing lease or an appraiser's market rent schedule to qualify, which makes it easier to add properties without stretching your debt-to-income ratio.
Fannie Mae and Freddie Mac finance non-owner-occupied 1–4 unit properties for borrowers who document income traditionally. When you qualify, they usually offer the most competitive pricing.
Buy a two-, three- or four-family property as a pure investment or live in one unit and rent the others (house hacking). Owner-occupied 2–4 unit purchases can also use FHA or VA financing.
Pull equity from a rental you already own to renovate, pay off a hard-money loan or fund your next down payment. DSCR and conventional cash-out options are available.
Conventional investment loans follow FHFA conforming limits, which are higher for 2–4 unit properties. Loans above these amounts use jumbo or non-QM guidelines.
| Program | How you qualify | Key guidelines |
|---|---|---|
| Conventional (Fannie Mae / Freddie Mac) | Tax returns, W-2s and documented rental income | Cash-out up to 75% LTV on a 1-unit rental and 70% on 2–4 units; loan within the 2026 conforming limit |
| DSCR loan | Property rent divided by the monthly housing payment | Non-QM; most lenders look for a ratio around 1.0 or higher; no personal income verification |
| Bank statement loan | 12 or 24 months of personal or business bank deposits | Non-QM; designed for self-employed borrowers; can be used for rentals |
| FHA or VA 2–4 unit | Standard income documentation; you must live in one unit | Owner-occupied only; FHA and VA limits for 2–4 units are higher than 1-unit limits |
| Jumbo investor loan | Full documentation or non-QM alternatives | For loan amounts above the conforming limit in your county |
Sources: FHFA 2026 conforming loan limits and the Fannie Mae Eligibility Matrix. High-cost counties, including New York City, have higher limits. DSCR and bank statement programs are non-QM products whose guidelines vary by lender. Figures current for 2026 and subject to change.
From first scenario to closing, here is the path we follow with investors.
Tell us the property, price, expected rent and whether you are buying or refinancing.
We compare conventional, DSCR and bank statement options and show the trade-offs.
A pre-qualification letter strengthens your offer with sellers and agents.
The appraiser values the property and, for rentals, estimates market rent.
Sign and fund. Many investor programs allow closing in an LLC.
We know the rental markets where our clients invest.
What real estate investors ask us before they buy.
A DSCR (Debt Service Coverage Ratio) loan is an investment property mortgage that qualifies you based on the property's rental income rather than your personal income. The lender divides the monthly rent by the monthly principal, interest, taxes, insurance and association dues. A ratio of 1.0 means the rent exactly covers the payment; many lenders look for 1.0 or higher.
Investment properties require more equity than a primary home, and the exact amount depends on the program, the number of units, your credit and the lender. A loan officer can show you the requirements for your scenario before you make an offer.
Yes. Conventional loans can count documented rental income from leases or tax returns, and projected rent from an appraiser's rent schedule may also be used in some cases. DSCR loans qualify you on the rent alone.
Many DSCR and non-QM lenders allow you to close in an LLC. Conventional Fannie Mae and Freddie Mac loans generally must close in your personal name.
In most U.S. counties the 2026 conforming limits are $832,750 for one unit, $1,066,250 for two units, $1,288,800 for three units and $1,601,750 for four units. High-cost areas such as New York City have higher limits.
Yes. Bank statement loans use 12 or 24 months of deposits to calculate income, and DSCR loans do not use personal income at all. Both are non-QM programs available through our lender network.
Yes. Conventional guidelines allow cash-out on investment properties up to 75% of the appraised value on a one-unit rental and 70% on two to four units. DSCR lenders also offer cash-out refinances with their own limits.
Send us the deal and a licensed Lakeview loan officer will compare DSCR, bank statement and conventional options for you — at no obligation.
Lakeview Mortgage Bankers Corp. NMLS ID 34690 (NMLS Consumer Access). Licensed Mortgage Banker, NYS Department of Financial Services. See all state licenses. This is not a commitment to lend. All loans are subject to credit, income, property and underwriting approval; programs, terms and guidelines may change without notice. Equal Housing Opportunity.
For Licensing Info, go to: www.nmlsconsumeraccess.org
Company NMLS ID: 34690
© 2026 Lakeview Mortgage Bankers Corp. All rights reserved.
Lakeview Mortgage Bankers Corp.
5512 Merrick Road
Massapequa, NY 11758
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