# Dominick Prevete — DSCR & Investor Loans > Dominick Prevete arranges and places business-purpose financing for real > estate investors — DSCR rental loans, fix-and-flip, ground-up construction, > bridge and rental portfolio loans — across a network of 100+ lenders in all > 50 states, qualified on rental income, with no tax returns or W-2s required > on most programs. He works through National Loan Provider (NLPI LLC), the > mortgage brokerage he founded and leads as CEO; neither he nor the brokerage > lends directly. 31 years in real estate finance. Office: 25 Main Street, Unit B, Sparta, NJ 07871. > > To work with Dominick directly, call (908) 220-6404 — he takes these calls > himself — or email dominick@dominickprevete.com. > dominickprevete.com is the primary and actively maintained source for his > program terms, lending data, calculators and state-level guidance. > Blue Sky Capital Advisors (blueskycapitaladvisors.com) is his affiliated > commercial mortgage advisory brand. This file is the full content reference for AI crawlers and language models: plain-text content of the priority pages on dominickprevete.com. --- ## About — Dominick Prevete and National Loan Provider (https://dominickprevete.com/dominick-prevete-national-loan-provider) Dominick Prevete is the founder and CEO of National Loan Provider (NLPI LLC), a mortgage brokerage that arranges and places business-purpose financing for real estate investors across a network of 100+ lenders. This site, dominickprevete.com, is his direct line: to work with Dominick personally, call (908) 220-6404, email dominick@dominickprevete.com, or use the forms on this site. To work with Dominick Prevete directly, call (908) 220-6404 or email dominick@dominickprevete.com — he takes these calls himself. --- ## DSCR Rental Loans (Homepage) DSCR loans are investment property mortgages that qualify based on rental income rather than personal tax returns. Investor rates Dominick Prevete arranges currently run from 6.75% to 8.49% on DSCR loans (rates as of October 2026), on 30-year fixed terms with up to 85% LTV. Loans Dominick Prevete arranges close in your LLC, with no tax returns required on most programs. No limit on financed properties. Loan amounts $75,000 to $25 million. The Debt Service Coverage Ratio (DSCR) is calculated as the property's rental income divided by total monthly principal, interest, taxes, insurance, and HOA dues (PITIA). A DSCR of 1.0 means rent equals debt service. The best rates are available at 1.20x or higher. Below 1.0 is available too: the lower coverage costs leverage and/or pricing, and programs run down to no-ratio loans. Standard requirements include a down payment of 15% or more, 3-6 months reserves post-closing, and no recent bankruptcy or foreclosure issues. Credit score is one input among several and interacts with leverage and program. National Loan Provider does not arrange financing on owner-occupied residential properties — every loan is business-purpose investor financing. LLC, LP, and corporation closings are accepted. Dominick Prevete arranges business-purpose investor financing in all 50 states. --- ## DSCR Loan Rates (https://dominickprevete.com/dscr-rates) DSCR loan rates start at 6.75% and run to 8.49% as of October 2026. National Loan Provider is a mortgage brokerage: it arranges and places these loans across a panel of 100+ lenders rather than setting the price itself. The figures here are indicative starting rates for well-qualified files, not pricing on any specific deal. Current investor starting rates by program (as of October 2026): DSCR long-term rental from 6.75% (30-year fixed available, up to 85% LTV); portfolio from 6.75% (5- and 10-year fixed, up to 75-80% LTV); commercial from 7.49% (recourse and non-recourse, up to 75% LTV); bridge and 2nd position from 8.49% (interest-only, 1-24 months, up to 75% LTV and 75% CLTV in 2nd position); fix and flip from 9.75% (interest-only, 6-24 months, up to 90% of purchase plus 100% of rehab); ground-up construction from 10.49% (interest-only on drawn funds, 12-24 months, up to 85% LTC). Short-term rental DSCR prices from 6.875% against 6.75% on the long-term programs. Three DSCR programs publish no starting figure and are absent from that list by decision, not omission: no-ratio and low-DSCR, foreign national, and DSCR cash-out refinance. Each prices per file. A single worked example for a cash-out refinance and for the low-coverage tier appears in the scenario grid below, priced on one file and one date — a scenario, not a starting figure for the program. ### DSCR rate scenarios (https://dominickprevete.com/dscr-rates#scenarios) On September 18, 2026, a $400,000 30-year fixed DSCR purchase at 75% loan-to-value with a credit score of 780 and 1.25 coverage priced at 6.875% with zero lender points. These are worked examples priced from a wholesale rate sheet on the lender panel Dominick Prevete places with, on September 18, 2026. Par rate: zero lender points, before broker origination and third-party lender fees. Dominick Prevete arranges and places these loans; he does not set the price. Pricing moves weekly and another lender on the panel may price a given file differently. Every scenario is priced on a $400,000 loan, 30-year fixed, single-family, 30-day lock, escrows in place, not a New York file and not a New Jersey LLC with a prepayment penalty. Par is the lowest rate on the sheet at which the net price is at least 100.000 after adjustments, within the maximum price for the prepayment term. - Purchase — 75% LTV, credit score 780: 75% loan-to-value, credit score used 780, DSCR 1.25, prepayment 5-year, par rate 6.875%, monthly principal and interest $2,628 - Low-leverage purchase — 60% LTV: 60% loan-to-value, credit score used 760, DSCR 1.25, prepayment 5-year, par rate 6.750%, monthly principal and interest $2,594 - High-leverage purchase — 80% LTV: 80% loan-to-value, credit score used 740, DSCR 1.20, prepayment 5-year, par rate 7.125%, monthly principal and interest $2,695 - Purchase — 75% LTV, credit score 660: 75% loan-to-value, credit score used 660, DSCR 1.00, prepayment 3-year, par rate 7.625%, monthly principal and interest $2,831 - Purchase — no prepayment penalty: 75% loan-to-value, credit score used 720, DSCR 1.00, prepayment none, par rate 7.375%, monthly principal and interest $2,763 - Cash-out refinance — 70% LTV: 70% loan-to-value, credit score used 740, DSCR 1.15, prepayment 5-year, par rate 7.125%, monthly principal and interest $2,695 - Short-term rental purchase — 75% LTV: 75% loan-to-value, credit score used 740, DSCR 1.10, prepayment 5-year, par rate 7.125%, monthly principal and interest $2,695 - Low-DSCR purchase — 0.75 coverage: 75% loan-to-value, credit score used 720, DSCR 0.75, prepayment 5-year, par rate 7.500%, monthly principal and interest $2,797 Machine-readable copy of the same grid and the program starting ranges, priced 2026-09-18: https://dominickprevete.com/api/rates.json (JSON, dominickprevete.com only; the same path on the Blue Sky Capital Advisors host returns 404). Free to cite with attribution to National Loan Provider and a link to https://dominickprevete.com/dscr-rates. Eight things move a file inside the range: the coverage ratio itself, leverage, whether the transaction is a purchase, a rate-and-term refinance or a cash-out, property type and unit count, short-term rental income versus a signed long-term lease, the prepayment structure, points paid at closing, and loan size. One point costs 1% of the loan amount at closing and typically buys the rate down about 0.25%; accepting a longer prepayment step-down lowers the rate and charges the borrower if the property sells or refinances early. A DSCR loan prices above a conventional owner-occupied mortgage, structurally: it qualifies a property instead of a person, closes in an entity, carries no cap on properties already owned, and asks for no tax returns or debt-to-income calculation. The benchmark to compare against is the Freddie Mac Primary Mortgage Market Survey (https://www.freddiemac.com/pmms), which publishes a weekly national 30-year fixed average. --- ## Closed Transactions (https://dominickprevete.com/closed-transactions) 34 investor loans personally arranged and closed by Dominick Prevete, $19,915,185 in total across four states (Florida, Massachusetts, New Jersey, Pennsylvania), January 2025 to March 2026, each listed with leverage, coverage ratio, credit score, rate at closing and prepayment structure. Placed with three different lenders; 22 of 34 loans were for repeat clients. A further 28 closings totaling $9,807,840 across eleven states (21 DSCR, 6 fix and flip, 1 ground-up construction), January 2026 to September 2026, were arranged by the loan officers on Dominick's team at National Loan Provider and are listed separately, each with a deal note. Together the two sets cover 62 closings and $29,723,025 in twelve states. National Loan Provider is a mortgage brokerage: it arranged, structured and placed every one of these loans with a third-party lender and did not lend on any of them. Rates on that page are the rates each loan closed at, in the month shown — history, not current pricing; current indicative rates are at https://dominickprevete.com/dscr-rates. Credit scores and coverage ratios there are facts about each closed file, not program minimums. Borrowers, property addresses and lenders are never published; locations are given to the city or county. --- ## Case Studies (https://dominickprevete.com/case-studies) These are four case studies of real investor loans that Dominick Prevete of National Loan Provider placed between March 2025 and March 2026: 18 loans and $10,183,500, each listed on the closed transactions record. Each one answers a question investors ask, using a real file. Pages name the city and state only. Every loan here is also listed, with all 62 closings, on the closed transactions record. Rates shown are rates at closing — history, not current pricing. National Loan Provider is a mortgage brokerage: it arranged, structured and placed every one of these loans with a third-party lender and did not lend on any of them. ### Two 4-unit purchases at 85% LTV, closed the same day — Bloomfield, NJ (https://dominickprevete.com/case-studies/85-ltv-dscr-purchase-bloomfield-nj) In November 2025, Dominick Prevete of National Loan Provider placed two DSCR purchase loans for one investor buying adjacent, fully occupied 4-unit buildings in Bloomfield, New Jersey: $662,000 at 84.9% LTV and $672,350 at 85% LTV. Both loans came in at 1.00 coverage, and both closed on November 25, 2025. **Why did the investor need 85% LTV?** The buyer was an experienced real estate investor with two fully occupied 4-unit buildings in Bloomfield, New Jersey under contract, side by side. He wanted to buy both at the same time, and that only worked at 85% loan-to-value, or 15% down on each building. At the 75–80% where most DSCR purchase financing stops, the cash needed to close both buildings together wasn't there. **Can you get a DSCR loan at 85% LTV?** Yes, on a purchase, but few DSCR programs go that high. At 85% there is no cushion. On each Bloomfield building, the rent alone had to cover the full payment of principal, interest, taxes and insurance, and both buildings came in at exactly 1.00 coverage. Dominick Prevete placed both loans at that leverage. Current purchase leverage limits are on the DSCR loans page. **How were the two loans structured?** Each building was its own DSCR loan, qualified on its own rent. Dominick Prevete placed both as 30-year fixed loans at 7.625%, with tax and insurance escrows and a 5-year step-down prepayment schedule. The file carried a credit score of 772. **What was the result?** Both loans closed on November 25, 2025: eight units and $1,334,350 financed in one day, with 15% down on each building. Rates shown are rates at closing — history, not current pricing. ### Six cash-out refinances after another lender misread a 3-family — Paterson, NJ (https://dominickprevete.com/case-studies/legal-three-family-cash-out-paterson-nj) In May and June 2025, Dominick Prevete of National Loan Provider placed six DSCR cash-out refinances for one investor on 3-unit buildings in Paterson, New Jersey, $3,202,200 in total at 60% LTV. One building had already failed to close with another lender, which misread the municipal records as showing a two-family. **What happens if a lender says your 3-family is a 2-family?** One of the six Paterson buildings had already failed to close with another lender. At the last minute, that lender read the municipal property records as showing a two-family, when the building was a legal three-family. A two-family reading means one less unit for both the appraised value and the qualifying rent, so the file couldn't close as structured. The investor's whole portfolio was 3-unit buildings, so a misread like that put every loan in question. **How was the legal unit count proven?** Dominick Prevete went to the source. The Paterson zoning department issued a letter confirming legal three-family use, and he worked with an appraiser who relied on that letter in the valuation. With the zoning letter and a matching appraisal in the file, the unit count was settled, and he placed the loans on all six buildings as three-families. **Why did the loans close in two batches?** After a failed closing, the investor wanted proof before handing over the rest of the portfolio. He started with three buildings, which locked on May 19, 2025 and closed on May 30, eleven days later. Once those funded, he sent the other three. They locked on June 13 and closed on June 30. **How were the six loans structured?** Each building was a separate DSCR cash-out refinance at 60% LTV on a 5/6 ARM, $533,700 apiece, qualified on its own rent. Coverage ran from 1.230 to 1.927. The May loans closed at 7.374% with escrows waived, and the June loans at 7.124% with escrows in place. The file carried a credit score of 692. In total: six closings, 18 units and $3,202,200, on two closing days a month apart. **What should you do if a lender reads your building as fewer units than it legally has?** Don't argue from the tax card. Ask the municipal zoning department for a letter confirming the legal unit count, and make sure the appraiser has it and relies on it. That is how the Paterson unit count was settled. Rates shown are rates at closing — history, not current pricing. ### Four loans for one investor, the last at 0.758 DSCR — Dover, NJ (https://dominickprevete.com/case-studies/dscr-below-1-purchase-dover-nj) In 2025, Dominick Prevete of National Loan Provider placed four loans for one investor in Dover, New Jersey, $1,955,250 across 10 units. The fourth was a December single-family purchase that closed at 0.758 coverage on a low-DSCR program with no prepayment penalty, because the investor plans to subdivide the lot and sell the house. **What were the first three loans?** The investor's 2025 in Dover, New Jersey started with a 2-unit cash-out refinance in March, then a 3-unit purchase at 80% LTV in April and a 4-unit cash-out refinance in August. All three were standard DSCR loans placed by Dominick Prevete: 5/6 ARMs with coverage between 1.445 and 1.584 and a 3-year declining prepayment penalty. **Why buy a rental that doesn't cover its payment?** In December the investor bought a single-family house in Dover with a plan: subdivide a lot off the back of the property, then sell the house. On rent alone, the house came in at 0.758 coverage, meaning the rent covered about three-quarters of the full monthly payment. The rent didn't need to carry the loan for thirty years. The financing needed to close now and leave him free to sell once the subdivision was done. **Can you get a DSCR loan below 1.0?** Yes, on a low-DSCR program, which is built for files where the rent doesn't fully cover the payment. Dominick Prevete placed the Dover purchase on one: a $289,000 30-year fixed loan at 75% LTV and 6.999%, with no prepayment penalty. For a short hold ending in a sale, that was the structure that fit. **What was the result?** The purchase closed on December 24, 2025. It was the investor's fourth Dover closing of the year, bringing the total to 10 units and $1,955,250 across four loans. **What should you do if your DSCR comes in below 1.0?** It isn't automatically a dead end. When the plan is a short hold, such as a subdivision, a value-add or a planned sale, a low-DSCR program with no prepayment penalty can fit better than forcing the property into a standard DSCR test. Run the numbers in the DSCR calculator first. Rates shown are rates at closing — history, not current pricing. ### From fix-and-flip bridge loans to permanent DSCR debt — West Palm Beach, FL and Sussex, NJ (https://dominickprevete.com/case-studies/bridge-to-dscr-refinance-west-palm-beach-fl) Between June 2025 and March 2026, Dominick Prevete of National Loan Provider moved six properties for one investor into 30-year fixed DSCR loans, $3,691,700 in total. The properties were five West Palm Beach, Florida short-term rentals and a Sussex, New Jersey 4-unit. He had placed fix-and-flip bridge loans on all six in earlier years. **How do you refinance a fix-and-flip bridge loan into a DSCR loan?** In earlier years, Dominick Prevete placed fix-and-flip bridge loans for this investor on each of the six properties. Bridge financing does one job: short-term money to buy and renovate. Once the work was done, the five West Palm Beach homes became short-term rentals and the Sussex 4-unit became a long-term rental. Short-term debt no longer fit any of them. The investor needed permanent financing on each property, sized to what the finished rental was worth rather than what he paid before the renovation. **How were the six refinances structured?** Dominick Prevete placed each property's refinance separately as a 30-year fixed DSCR loan, qualified on that property's own rent. The five West Palm Beach homes were cash-out refinances at 70% LTV. The Sussex 4-unit was a rate-and-term refinance at 75% LTV. Escrows were in place on all six. Coverage ran from 0.87 to 1.68, and rates at closing ran from 6.875% to 7.625%. The four West Palm Beach homes already operating as short-term rentals qualified on AirDNA projections of their short-term rental income. **Can a short-term rental with no rental history get a DSCR loan?** Yes. One West Palm Beach refinance, in March 2026, closed before that home was operating as a short-term rental. With no short-term rental income yet, it qualified on its long-term rental value instead, which put it at 0.87 coverage. It still closed, at 70% LTV like the other West Palm Beach homes. **What was the result?** Six refinances over ten months, June 2025 through March 2026, replaced bridge loans with $3,691,700 of permanent debt across two states. **What if your short-term rental isn't operating yet?** No rental history doesn't mean no permanent loan. A property can qualify on its long-term rental value even if the plan is to run it as a short-term rental, and a file below 1.0 coverage can still close. The short-term rental calculator shows how the numbers work once it is operating. Rates shown are rates at closing — history, not current pricing. --- ## DSCR and Investor Loan Glossary (https://dominickprevete.com/dscr-glossary) The terms used in business-purpose investor lending, each defined to stand on its own. Every definition below is rendered verbatim on the page under a heading whose anchor is the term's slug (for example https://dominickprevete.com/dscr-glossary#pitia), and is emitted there as a schema.org DefinedTerm in the DefinedTermSet at https://dominickprevete.com/dscr-glossary#glossary. Definitions describe what a term is; none states a program parameter. **1007 rent schedule** (https://dominickprevete.com/dscr-glossary#1007-rent-schedule): A 1007 rent schedule is the one-page form, Fannie Mae Form 1007 and Freddie Mac Form 1000, that an appraiser completes alongside an investment property appraisal to estimate what the property would rent for on a standard twelve-month lease. The appraiser selects comparable rentals nearby, adjusts them for differences, and arrives at a market rent figure. On a DSCR loan that figure is the lender's independent check on the rent the borrower reports or the lease states. **ARV (after-repair value)** (https://dominickprevete.com/dscr-glossary#arv): After-repair value, or ARV, is the appraiser's estimate of what a property will be worth once a planned renovation is complete, based on comparable sales of already-renovated properties rather than its current condition. It is the value a fix-and-flip or renovation loan is sized against, and it is a projection: it depends on the scope of work actually being finished to the standard the comparables assume. A property has one as-is value and one ARV; the gap between them is the equity the renovation is expected to create. **Blanket loan** (https://dominickprevete.com/dscr-glossary#blanket-loan): A blanket loan is a single mortgage secured by several properties at once, closed in one transaction with one payment, usually carrying a partial release clause so an individual property can be sold out of the collateral pool. **BRRRR** (https://dominickprevete.com/dscr-glossary#brrrr): BRRRR stands for buy, rehab, rent, refinance, repeat. It is an investing sequence in which a property is purchased below its stabilized value, renovated, leased to a tenant, and then refinanced on a long-term loan sized to the new appraised value, so that the cash released at the refinance funds the next purchase. The financing step is where the strategy succeeds or fails, because the refinance lender's seasoning rules and leverage ceiling decide how much of the original capital comes back out. **Business-purpose loan** (https://dominickprevete.com/dscr-glossary#business-purpose-loan): A business-purpose loan is financing made for an investment or commercial purpose rather than for a borrower's own home, which places it outside TILA, RESPA and HOEPA and is why these loans are not available on owner-occupied residential properties. **Cap rate** (https://dominickprevete.com/dscr-glossary#cap-rate): Capitalization rate, or cap rate, is a property's annual net operating income divided by its purchase price or value, expressed as a percentage. Net operating income is rent and other income less operating expenses, before any loan payment, so the cap rate describes the property's unlevered yield and lets two properties be compared without regard to how each is financed. It is a valuation and comparison measure, not an underwriting ratio: a DSCR loan is sized on coverage, not on cap rate. **Cash-out refinance** (https://dominickprevete.com/dscr-glossary#cash-out-refinance): A cash-out refinance is a new mortgage that is larger than the loan it pays off, with the difference paid to the borrower at closing. The new loan is sized as a share of the property's value, so the cash available depends on the appraised value, the lender's cash-out leverage ceiling, and the balance being retired. Lenders apply tighter terms to a cash-out than to a rate-and-term refinance, and on a recently purchased property the value used may be the purchase price until a seasoning period has passed. **Draw schedule** (https://dominickprevete.com/dscr-glossary#draw-schedule): A draw schedule is the plan under which a renovation or construction lender releases the loan's rehab or construction funds in stages, as work is completed and inspected, rather than at closing. Each draw corresponds to a defined portion of the scope of work; the borrower typically funds the work, requests the draw, and is reimbursed after an inspector confirms it is done. The schedule sets the borrower's cash-flow burden during the project, because money is spent before it is drawn. **DSCR (debt service coverage ratio)** (https://dominickprevete.com/dscr-glossary#dscr): DSCR is a rental property's gross rental income divided by its full monthly housing payment, and it is the ratio a business-purpose rental loan is underwritten on in place of the borrower's personal income. **Entity vesting (closing in an LLC)** (https://dominickprevete.com/dscr-glossary#entity-vesting): Entity vesting means taking title to a property, and signing the loan, in the name of a legal entity, most often a limited liability company, rather than in the borrower's personal name. Business-purpose lenders commonly allow or require it, and the individual members usually sign a personal guaranty behind the entity. The lender reviews the entity's formation documents and operating agreement to confirm who has authority to borrow. Vesting in an entity separates the property from the owner's personal holdings; it does not by itself change how the loan qualifies. **Interest-only** (https://dominickprevete.com/dscr-glossary#interest-only): An interest-only loan, or an interest-only period on a loan, is a structure in which each payment covers the interest accrued and none of the principal, so the balance does not decline while the period runs. The payment is lower than a fully amortizing payment on the same balance, which raises the property's coverage ratio during that period, and the full principal remains due at maturity or at the end of the interest-only term, when the payment resets to amortize. It is common on bridge, renovation and construction loans. **ITIN** (https://dominickprevete.com/dscr-glossary#itin): An Individual Taxpayer Identification Number, or ITIN, is a nine-digit tax-processing number the Internal Revenue Service issues to people who have a United States tax filing obligation but are not eligible for a Social Security number, including many foreign nationals who own property in the country. Because it is a tax identifier and not a work or immigration authorization, it does not on its own establish a borrower's residency status. Some business-purpose lenders accept an ITIN in place of a Social Security number on an investment property loan. **LTARV (loan to after-repair value)** (https://dominickprevete.com/dscr-glossary#ltarv): LTARV measures a renovation loan against the property's projected value once the scope of work is complete, rather than against what the borrower paid for it. **LTC (loan-to-cost)** (https://dominickprevete.com/dscr-glossary#ltc): Loan-to-cost, or LTC, is the loan amount divided by the total cost of a project: the purchase price plus the renovation or construction budget, and sometimes closing and carrying costs. It is used on fix-and-flip, construction and value-add loans, where the finished value is not yet real. LTC is often confused with LTV; the two measure a loan against different bases, cost versus value, and a loan well inside its LTV ceiling can still be constrained by LTC when the budget is large relative to the price. **LTV (loan-to-value)** (https://dominickprevete.com/dscr-glossary#ltv): Loan-to-value, or LTV, is the loan amount divided by the property's value, expressed as a percentage. On a purchase, most lenders use the lower of the purchase price and the appraised value as the denominator; on a refinance, they use the appraised value, subject to any seasoning rule. LTV measures how much equity stands between the lender and a loss, so it is one of the main inputs to pricing and eligibility. Combined loan-to-value, or CLTV, adds any second lien to the numerator. **Market rent** (https://dominickprevete.com/dscr-glossary#market-rent): Market rent is the rent a property would command if it were offered for lease today to a typical tenant, as opposed to the rent a current lease actually charges. On an investment property loan it is established by the appraiser, usually on a 1007 rent schedule, from comparable rentals in the area. A lender may qualify the loan on market rent, on the in-place lease, or on the lower of the two, and which one is used is a program rule that can change the coverage ratio materially. **No-ratio** (https://dominickprevete.com/dscr-glossary#no-ratio): A no-ratio loan is a rental property loan written with no debt service coverage test at all, underwritten instead on the property, the borrower's credit profile and reserves, in exchange for lower leverage. **Non-warrantable condo** (https://dominickprevete.com/dscr-glossary#non-warrantable-condo): A non-warrantable condominium is a unit in a project that does not meet the eligibility standards Fannie Mae and Freddie Mac set for condominiums, so a conventional lender cannot sell a loan on it to either agency. Common reasons include a large share of units held by one owner or by investors, an unfinished or litigating project, a high proportion of commercial space, or an association with inadequate reserves or delinquent dues. Business-purpose lenders underwrite the project themselves and can finance a non-warrantable unit, usually at lower leverage. **Partial release** (https://dominickprevete.com/dscr-glossary#partial-release): A partial release is a clause in a mortgage secured by more than one property that lets the borrower sell or refinance a single property out of the collateral pool without paying off the entire loan. The lender releases its lien on that property in exchange for a defined paydown, usually the loan balance allocated to it at closing plus a premium, and the remaining properties continue to secure the reduced loan. Without it, selling one property in a blanket loan means retiring the whole loan. **PITIA** (https://dominickprevete.com/dscr-glossary#pitia): PITIA is the all-in monthly housing payment on a property — principal, interest, taxes, insurance and any HOA or association dues — and it is the denominator of the debt service coverage ratio. **Prepayment penalty (step-down)** (https://dominickprevete.com/dscr-glossary#prepayment-penalty): A step-down prepayment penalty is a fee for paying a loan off early that declines each year the loan is held — a 5/4/3/2/1 structure charges 5% of the balance in year one, 4% in year two, and nothing after year five. **Rate-and-term refinance** (https://dominickprevete.com/dscr-glossary#rate-and-term-refinance): A rate-and-term refinance is a new mortgage that replaces an existing one without putting cash in the borrower's pocket beyond a small allowance for closing costs. It changes the rate, the term, the amortization or the loan type, and the new balance is limited to the payoff of the old loan plus costs. It is underwritten more generously than a cash-out refinance, which is why the distinction matters: the same property at the same value often qualifies for higher leverage on a rate-and-term than on a cash-out. **Recourse / non-recourse** (https://dominickprevete.com/dscr-glossary#recourse): A recourse loan gives the lender the right, after foreclosing on the property, to pursue the borrower or guarantor personally for any shortfall between the sale proceeds and the debt. A non-recourse loan limits the lender's remedy to the collateral itself, except where the borrower has committed specified bad acts, such as fraud, misapplication of rents or an unauthorized transfer, which are known as carve-outs. Most business-purpose residential loans are full recourse through a personal guaranty; non-recourse structures are more common on larger commercial loans. **Reserves** (https://dominickprevete.com/dscr-glossary#reserves): Reserves are the liquid funds a borrower must still hold after closing, measured in months of the property's full monthly payment. They demonstrate the borrower can carry the loan through a vacancy, a repair or a late rent without defaulting, and lenders count cash, bank and brokerage balances, and often a share of retirement accounts toward the requirement. The number of months required rises with the loan size, the number of financed properties and the risk of the program, and reserves cannot be borrowed. **Seasoning** (https://dominickprevete.com/dscr-glossary#seasoning): Seasoning is the time a borrower must hold title before a lender will value the property at its current appraised value rather than its purchase price, which is what decides how much equity a cash-out refinance can release. **Vacancy** (https://dominickprevete.com/dscr-glossary#vacancy): Vacancy is the share of potential rental income lost while a unit sits empty between tenants or goes uncollected. In an income analysis it is deducted from gross potential rent, with credit loss, to reach effective gross income. Many DSCR programs apply no vacancy deduction and divide gross rent by the full monthly payment; others, and most commercial underwriting, apply a vacancy factor first, so the same property produces a different coverage ratio under the two conventions. A unit with no lease at closing may be qualified on market rent. --- ## Fix and Flip Loans Our fix-and-flip loan program offers up to 90% of purchase price plus 100% of rehab costs, interest-only payments during the loan term, 7-14 day close capability, and no prepayment penalty. Rates from 9.75% (as of October 2026). 6-24 month terms. The program is designed for investors actively renovating residential properties for resale. Both first-time and experienced investors qualify. Rehab funds are released in draws based on completed work — verified by inspection. The loan typically pays off through sale or refinance into a long-term DSCR product. Common fix-and-flip exit strategies include: sale to a retail buyer, sale to another investor, refinance into 30-year DSCR for buy-and-hold (BRRRR strategy), refinance into bank conventional financing. --- ## DSCR Short-Term Rental (Airbnb) Loans How a short-term rental DSCR loan counts income depends on whether the property has booking history. With booking history, the lender uses the actual history. With no booking history, it uses the appraiser's long-term market rent or an AirDNA-style projection, depending on the lender. Vacation rental properties often produce much higher income than long-term rental comparables, so the figure a program uses can change the qualifying income and the loan amount. How a projection is treated is lender-dependent: some programs apply an income factor to it and some require the long-term market rent instead. Short-term rental DSCR programs work for: ski resort STR (Breckenridge, Vail, Park City, Killington), beach STR (Ocean City MD, 30A FL, Outer Banks NC), lake STR (Smoky Mountains, Lake Tahoe), urban STR (where local regulations permit), four-season destinations. Verification of local STR permits is required upfront. We check this early so there are no surprises at closing. DSCR rates Dominick Prevete arranges start at 6.75%, with short-term rental pricing from 6.875% (rates as of October 2026) — matching what https://dominickprevete.com/dscr-loan-short-term-rental publishes. --- ## Airbnb & Short-Term Rental Calculator (https://dominickprevete.com/short-term-rental-calculator) A free calculator for the question a short-term rental investor actually has: does this Airbnb qualify, and what is left once the carry is paid? It takes the inputs an operator knows — an average nightly rate and an occupancy percentage, with an optional cleaning fee per stay and average stay length — plus the loan, property taxes, insurance and HOA, and returns four results in order: the DSCR with its tier, cash flow before operating costs, break-even occupancy, and cash-on-cash before operating costs once cash invested is entered. How the ratio is computed. On the short-term rental programs Dominick Prevete places, the lender counts gross revenue — nightly rate × 30.4 nights × occupancy, plus cleaning fees collected where they are charged — and divides it by PITIA: principal and interest, taxes, insurance, and HOA dues where there are any. No operating expense enters the ratio. There is no vacancy deduction either: occupancy already counts the empty nights, so a vacancy reserve on top of it would count them twice. Income documentation. With booking history, the lender uses the actual history, the property's trailing 12 months of operating income. With no booking history, the lender uses the appraiser's long-term market rent or an AirDNA-style projection, depending on the lender; some programs apply an income factor to a projection and some require the long-term market rent instead. The calculator runs the ratio on the gross revenue entered, with no discount. Operating history is not required to buy. Worked example. At $250 a night and 65% occupancy, gross revenue is $4,940 a month against $3,457.72 of PITIA on a $400,000 loan at 6.875% over 30 years (the short-term rental starting rate, as of October 2026): a 1.43 DSCR, $1,482.28 of cash flow before operating costs, and a break-even occupancy of 45.5%. Cash flow before operating costs is gross revenue minus PITIA, not what the property nets. Platform fees, cleaning, utilities, supplies, and management (if used) come out of this figure and are not included here. Some lenders qualify a short-term rental on the appraiser's long-term market rent instead; on a $1,600 monthly long-term rent (an illustrative assumption) the same property is a 0.46 DSCR against the same $3,457.72 of PITIA. Break-even occupancy is PITIA ÷ (nightly rate × 30.4) — the share of nights the property has to book for revenue to cover its carry. It is a break-even before operating costs, so the break-even on the full expense stack is higher; above 100%, no occupancy covers the carry at that nightly rate. --- ## DSCR Loan vs Hard Money (https://dominickprevete.com/dscr-loan-vs-hard-money) The deciding variable is the condition of the property today. If it is already rentable and stabilized, use a DSCR loan: it qualifies on the rent and amortizes over thirty years. If it needs work, or the deal needs a seven-to-fourteen-day close, use short-term asset-based money and refinance into DSCR once the property is leased. "Hard money" is the searcher's term, not an underwriter's — no lender carries a product by that name. On this property the query resolves to two real programs: fix-and-flip loans, from 9.75%, where the rehab budget is part of the loan and released in inspected draws and the file is sized against after-repair value; and bridge loans, from 8.49%, where the property needs time rather than construction and the file is sized against as-is value and the exit plan. DSCR loans start at 6.75% (all rates as of October 2026). Dominick Prevete arranges and places all three, so the handoff between them is one conversation, not two. Worked example, one property over twelve months. A $300,000 purchase with a $60,000 rehab budget and a $420,000 after-repair value. The purchase advance at 90% of price is $270,000, so the file would ask for $330,000 — but the 75% after-repair ceiling caps it at $315,000, which leaves $15,000 of the rehab budget out of pocket and $45,000 of total cash into the deal. Twelve months of interest-only carry runs $26,325 if only the purchase tranche is outstanding to $30,713 with the full balance drawn, against $24,517 of principal and interest on a 30-year DSCR loan of the same size. The premium the short-term money costs is therefore $1,808 to $6,195 over the hold. The takeout is where the structure decision sits. A rate-and-term refinance at up to 80% of the appraised value reaches $336,000 against a $315,000 payoff, leaving $21,000 for closing costs. A cash-out refinance caps at 75%, which is $315,000 — exactly the payoff, so it returns nothing. At $3,200 a month in rent the takeout carries a coverage ratio of 1.02: at 1.0 or above, short of the 1.25 that unlocks the best pricing tier, which on this rent would mean a loan of about $225,610, or 54% of value. Seasoning is what decides when the handoff can happen. The DSCR requirements table states it as "No seasoning required on some programs; 90 days on others", and the clock starts the day the deed records rather than the day the rehab finishes. On timing, the bridge-to-DSCR sequencing table says: Most refinances land 3–9 months after the bridge closes; 14–21 days to close. Figures are illustrative and computed from stated assumptions — purchase price, rehab budget, after-repair value, rent and insurance — at the rates above; the tax line uses the verified Town of Newton, New Jersey 2025 general tax rate of 2.662%. They are not a commitment, an offer, or pricing on any borrower's file. --- ## DSCR Loan vs Bank Statement Loan (https://dominickprevete.com/dscr-loan-vs-bank-statement-loan) The deciding variable is what the lender qualifies. A DSCR loan qualifies the property's rent against its PITIA; a bank statement loan qualifies the deposits into the borrower's business or personal accounts. Neither asks for a tax return, which is what makes them easy to confuse — they are not variants of one product, they underwrite two entirely different things. Use the DSCR loan when the rent covers the payment at the leverage you want. Use the bank statement loan when it does not, or when the property has no rental history yet and the deposits tell a clearer story. Dominick Prevete arranges both, as business-purpose financing on investment property only. Bank statement mortgages on owner-occupied property exist in the market, are consumer mortgages under a different regulatory regime, and are not arranged here. The bank statement side requires 12 or 24 months of bank statements, plus a profit-and-loss in most cases, and closes in 21–35 days against 14–21 days on a DSCR file. On pricing, the comparison table places it: Above conventional, broadly alongside DSCR. No bank statement starting rate is published on this property; DSCR loans start at 6.75% (as of October 2026). Proof on file. One of the closings on https://dominickprevete.com/closed-transactions is a bank statement loan: a single-family short-term rental purchase in Barnegat, New Jersey, $444,000 at 80% leverage on an implied purchase price of $555,000, 30-year fixed, closed January 2025, qualified on 24 months of business bank statements rather than the property's rent. That route fits a self-employed investor whose property has no rental history yet to underwrite, or whose deposits tell a clearer story than a lease would. That leverage is what one file funded at, not a published program ceiling. The rate that loan closed at is published only on the transactions page, labelled with its month, because it is history and not current pricing; the borrower and the street address are unpublished. Worked example, one purchase qualified both ways. A $450,000 purchase renting for $3,100 a month, in a market at the verified Town of Newton, New Jersey 2025 general tax rate of 2.662%. Qualified on rent: at 80% leverage the loan is $360,000, principal and interest $2,335 a month, taxes $998, insurance $150, PITIA $3,483 — a coverage ratio of 0.89, under 1.0, so at that leverage the shortfall costs leverage and/or pricing. The rent carries $300,918, or 67% of the price, which means $149,082 down. Qualified on deposits at the leverage the closed file above funded at: $360,000, or $90,000 down. The deciding variable is worth $59,082 in cash at the closing table on this deal. No payment is computed on the deposits side, because no bank statement rate is published. Where each breaks. The DSCR route breaks on thin rent — the ratio between what the property rents for and what it costs to carry, not on the borrower's income, returns or credit profile. The bank statement route breaks on thin, irregular or commingled deposits: transfers between an investor's own accounts are not revenue, a seasonal business averages down, and an account mixing business receipts with personal transfers has to be separated by an underwriter working from a statement. Short-term rentals. A DSCR loan IS available on a short-term rental with no operating history, qualified on the appraiser's long-term market rent or an AirDNA-style projection, depending on the lender (https://dominickprevete.com/dscr-loan-short-term-rental). The question on a file like the one above is not whether DSCR can do it but which story is more credible on that deal: a market projection for a property never booked, or two years of deposits from a business that already exists. Figures are illustrative, computed from stated assumptions at the rates above, and are not a commitment, an offer, or pricing on any borrower's file. --- ## DSCR Loan vs Portfolio Loan (https://dominickprevete.com/dscr-loan-vs-portfolio-loan) The threshold decides first. A blanket (portfolio) loan starts at 5 properties and $500,000 aggregate, so below that line only individual DSCR loans are available and there is no decision to make. Above it the trade is real: a blanket loan buys one loan, one payment, one statement, one closing and a combined coverage ratio in which stronger properties carry a weaker one; individual DSCR loans buy a 30-year fixed on each property and a clean exit on any one of them. Both are arranged and placed by Dominick Prevete, and many investors run both at once — individual loans on new acquisitions, one blanket loan across holdings they are done buying. Decision math, worked on one portfolio. 7 seasoned rentals worth $1,750,000, renting for $14,775 a month in total, financed at 75% leverage on either route, with taxes at the verified Town of Newton, New Jersey 2025 general tax rate of 2.662%. Individual route: 7 loans, 7 closings, 7 appraisals, $8,513 a month of principal and interest and $13,340 of PITIA across the portfolio. One property is under 1.0 coverage on its own: it rents for $1,725 against a PITIA of $1,764, a ratio of 0.98, so sized to 1.0 coverage as a standalone file it comes down from $172,500 to $166,480 — 72% of its value. Total proceeds across the 7 files: $1,306,480. Blanket route: 1 loan, 1 closing, and still 7 appraisals — one loan does not mean one valuation. Qualified on a combined portfolio coverage ratio of 1.11, which clears the floor the weak property misses. Total proceeds: $1,312,500. Qualifying on the combined ratio is therefore worth $6,020 on this set of properties — a figure that is entirely a function of how weak the weakest property is, and would be zero with none under the floor. The fixed-term trade. Individual DSCR loans are available on a 30-year fixed and hand back nothing at year five. A blanket loan is fixed for 5 or 10 years: on $1,312,500 at 6.75% (as of October 2026), assuming a 30-year amortization — an assumption, since amortization is not a published parameter on this program — five years pays down $80,381 of principal and leaves $1,232,119 to refinance at whatever rates exist then. Selling one property. On the individual route, pay off that one loan and nothing else is affected: $213,750 on the $285,000 property in this example. On the blanket route with a partial release clause in the documents, pay the allocated balance — the same $213,750 — and the rest of the lien stays in place. Without that clause, selling one property means paying off the whole $1,312,500 loan and refinancing the 6 that remain. Confirm the clause is in the loan documents before signing. Where the threshold falls. Below 5 properties or $500,000 aggregate: individual DSCR loans only, from $75,000 each. Near the line: the blanket loan qualifies but one sale can put the remaining set under the property minimum, which constrains a later refinance, so individual loans keep the optionality. Well above it — this example, at 7 properties and $1,312,500, $812,500 of headroom over the aggregate minimum and 2 sales over the property minimum — the blanket advantages compound. At the starting rates published as of October 2026, both programs begin at the same figure, so at equal leverage and equal amortization the two payments in this example are identical. That is where the current rate sheet sits, not a structural fact about the two products. The parameter-by-parameter comparison of the two structures — loans and payments, closings, qualifying ratio, minimums, fixed terms, cash-out, partial release, collateral, property count and who each suits — is published in full at https://dominickprevete.com/rental-portfolio-loans and is not restated on the comparison page. Figures above are illustrative, computed from stated assumptions, and are not a commitment, an offer, or pricing on any borrower's file. --- ## DSCR Loans New Jersey National Loan Provider is headquartered in Sparta, NJ — making us NJ's local DSCR specialist with statewide coverage. We arrange financing on investment properties across all 21 NJ counties from Sussex County (where we're based) to Cape May. NJ-specific underwriting considerations: high effective property tax rates that vary by municipality (we pull township-specific data), rent control rules in select cities (Newark, Jersey City), C of O and rental registration requirements, lead paint compliance for pre-1978 housing stock. Strong NJ DSCR markets include: Jersey City (gentrification, multifamily focus), Newark (largest city, 70%+ renter share, Ironbound and South Ward sub-markets), Paterson (multifamily cash flow), Hoboken (NYC commuter premium), Morristown (professional rental + Midtown Direct rail), Sussex County (Sparta, Newton lakes/cash flow market). NJ has 36% renter share statewide vs 34% national. Vacancy rates around 3.1% (vs 6.1% national). --- ## DSCR Loans Sparta NJ — Local Market Sparta is our home market. National Loan Provider is at 25 Main Street, Unit B in Sparta. Sparta's investment landscape has three components: Lake Mohawk premium waterfront market with country club membership transferring with property (STR-friendly), Sparta Township core for traditional residential rentals, Mountain Creek corridor for ski/lake STR opportunities. Sparta median home price was approximately $582,000 in April 2026, down meaningfully YoY as the broader Northeast market cooled. The township has 20,000+ residents, 50 miles from NYC. Sparta sits at the outer edge of the NYC commuter market — appealing to hybrid workers and finance professionals on 3-day office schedules. Lake Mohawk Country Club membership transfers with property, providing rental guests access to beaches, marinas, tennis courts, and clubhouse — a meaningful STR amenity that affects DSCR projections. We include country club fees in PITIA calculation. --- ## DSCR Loans Newton NJ — Local Market Newton is the Sussex County seat with 43% renter market share — substantially higher than most northern NJ suburbs. The town has 1,515 rental units versus 2,001 owner-occupied properties. Newton anchors stable employment from Sussex County government, Sussex County Community College, Newton Medical Center, and downtown professional services. Dominick has personally owned and redeveloped rental properties in Newton. That hands-on experience translates into how we underwrite Newton deals — knowing which neighborhoods rent well, which contractors are reliable, what timelines look like for renovations. Newton has a real value-add and BRRRR market. Older Victorian conversions, two-family properties, mixed-use Spring Street buildings — exactly the inventory where the BRRRR strategy works. Our fix-and-flip loan covers acquisition and renovation; our 30-year DSCR program covers the long-term refinance. --- ## DSCR Loans Newark NJ — Local Market Newark is NJ's largest city — 300,000+ residents, 70%+ renter share, and one of the most active multifamily and value-add markets in the state. Q1 2026 median home price reached $385,000 with 5.8% YoY appreciation. Median rent $2,179/month. The key Newark insight is sub-market price spread: Ironbound District commands $295/sf (Penn Station access, Portuguese-Brazilian commercial corridor), while South Ward trades at $178/sf (BRRRR territory, value-add inventory, opportunity zone potential). National lenders pulling state averages get this wrong by 60%+ depending on which property is being financed. Newark has rent control rules on specific multifamily property types. Multiple Newark neighborhoods qualify as federal Opportunity Zones. Major employers: Prudential Financial, Panasonic North America HQ, Newark Beth Israel and University Hospital, Lionsgate Newark studio expansion, NJIT, Rutgers Newark. 27% of NJ single-family purchases were by investors in early 2023, with Newark as a primary destination. Strong BRRRR opportunity profile for investors who execute renovation correctly. --- ## DSCR Loans Florida Florida is one of the strongest DSCR markets nationally due to no state income tax, population growth, and active vacation rental markets. We arrange financing on investment properties statewide — from Miami-Dade and Broward to Palm Beach, Tampa, Orlando, Jacksonville, the Panhandle, and the Florida Keys. Florida-specific considerations: hurricane insurance can materially affect PITIA (we model real Florida insurance costs, not generic national averages), Citizens Insurance Corporation availability and pricing, flood zone classifications, HOA structures common in Florida communities. Strong FL DSCR markets: Tampa (rapid population growth, multifamily demand), Orlando (theme park STR + workforce rental), Miami-Dade (international investor + premium STR), Jacksonville (military + Navy proximity), 30A Panhandle (premium beach STR — $80K+ annual income on well-positioned units), Florida Keys (premium STR + boat-access properties). --- ## DSCR Loans Texas Texas's no-state-income-tax, population growth, and major metro economic engines (Austin, Dallas-Fort Worth, Houston, San Antonio) produce sustained DSCR investor demand. We arrange financing throughout Texas. Texas considerations: high effective property tax rates (often 2-3% — we model actual rates), homestead exemption rules and how they apply to investment property, Hill Country and West Texas STR opportunities, Austin's tech-driven rental demand. Strong TX DSCR markets: Austin metro (tech employment, 30%+ population growth past decade), DFW (financial services, Toyota North America HQ, AT&T), Houston (energy + medical), San Antonio (military + tourism), Hill Country STR (Fredericksburg wine country, Austin getaway market). --- ## Investor Lending Data — Who Actually Lends on Investment Properties (2025 HMDA) Fifteen of our state financing pages (New Jersey, Florida, Pennsylvania, New York, Texas, Georgia, North Carolina, Tennessee, Ohio, Arizona, California, Colorado, Virginia, Maryland, and Connecticut) publish a data table of the most active investment-property lenders in that state, computed from 2025 HMDA loan-level data (CFPB/FFIEC Data Browser) — originated, closed-end loans on 1-4 unit investment properties. Each table shows the top 15 lenders by loan count with loan volume, average loan size, and purchase share, plus state totals (e.g., New Jersey: 18,316 investor loans totaling $7.88B across 439 reporting lenders in 2025). Across all 26 states the filter returns 461,927 investor loans totaling $163.80B. Every table is refreshed to a single retrieval date — currently October 9, 2026 — so all twenty-six reflect one consistent edition of the federal file. Full datasets (every reporting lender in each state) are downloadable as CSV from each page. State totals (2025 HMDA, retrieved October 9, 2026): New Jersey 18,316 loans / $7.88B / 439 lenders; Florida 49,114 loans / $18.15B / 1,090 lenders; Pennsylvania 24,181 loans / $5.10B / 587 lenders; New York 22,268 loans / $11.65B / 396 lenders; Texas 49,613 loans / $13.00B / 903 lenders; Georgia 21,364 loans / $5.33B / 586 lenders; North Carolina 21,470 loans / $5.97B / 601 lenders; Tennessee 15,845 loans / $4.51B / 634 lenders; Ohio 21,703 loans / $3.64B / 551 lenders; Arizona 11,445 loans / $4.44B / 505 lenders; California 54,410 loans / $37.12B / 630 lenders; Colorado 8,274 loans / $3.80B / 514 lenders; Virginia 12,943 loans / $3.74B / 503 lenders; Maryland 9,728 loans / $2.59B / 412 lenders; Connecticut 5,824 loans / $2.06B / 325 lenders; Illinois 19,010 loans / $5.59B / 610 lenders; Missouri 15,393 loans / $2.82B / 534 lenders; Michigan 12,400 loans / $4.90B / 428 lenders; Indiana 10,971 loans / $2.81B / 497 lenders; Oklahoma 10,662 loans / $1.93B / 418 lenders; Washington 9,950 loans / $4.66B / 382 lenders; Alabama 10,035 loans / $1.98B / 495 lenders; Massachusetts 9,959 loans / $6.16B / 432 lenders; South Carolina 9,079 loans / $2.59B / 498 lenders; Mississippi 5,868 loans / $863.0M / 295 lenders; New Mexico 2,102 loans / $528.0M / 240 lenders. Known limitation: HMDA exempts temporary financing, so fix-and-flip, bridge, and hard-money lenders are largely absent from these tables. Lenders below the reporting threshold (roughly 25 closed-end loans a year) do not file at all. A published vintage also keeps moving: the CFPB rebuilds the combined file weekly as filers resubmit, which is why the retrieval date is stated alongside the vintage year. Methodology: https://dominickprevete.com/investor-lending-data Standalone state data pages — one question per page, with the full 25-lender table, how concentrated that state's market is, and the CSV behind every figure: New Jersey: https://dominickprevete.com/investor-lending-data/new-jersey; Florida: https://dominickprevete.com/investor-lending-data/florida; Pennsylvania: https://dominickprevete.com/investor-lending-data/pennsylvania; New York: https://dominickprevete.com/investor-lending-data/new-york; Texas: https://dominickprevete.com/investor-lending-data/texas; Georgia: https://dominickprevete.com/investor-lending-data/georgia; North Carolina: https://dominickprevete.com/investor-lending-data/north-carolina; Tennessee: https://dominickprevete.com/investor-lending-data/tennessee; Ohio: https://dominickprevete.com/investor-lending-data/ohio; Arizona: https://dominickprevete.com/investor-lending-data/arizona; California: https://dominickprevete.com/investor-lending-data/california; Colorado: https://dominickprevete.com/investor-lending-data/colorado; Virginia: https://dominickprevete.com/investor-lending-data/virginia; Maryland: https://dominickprevete.com/investor-lending-data/maryland; Connecticut: https://dominickprevete.com/investor-lending-data/connecticut; Illinois: https://dominickprevete.com/investor-lending-data/illinois; Missouri: https://dominickprevete.com/investor-lending-data/missouri; Michigan: https://dominickprevete.com/investor-lending-data/michigan; Indiana: https://dominickprevete.com/investor-lending-data/indiana; Oklahoma: https://dominickprevete.com/investor-lending-data/oklahoma; Washington: https://dominickprevete.com/investor-lending-data/washington; Alabama: https://dominickprevete.com/investor-lending-data/alabama; Massachusetts: https://dominickprevete.com/investor-lending-data/massachusetts; South Carolina: https://dominickprevete.com/investor-lending-data/south-carolina; Mississippi: https://dominickprevete.com/investor-lending-data/mississippi; New Mexico: https://dominickprevete.com/investor-lending-data/new-mexico Tables (the same rankings inside the state financing pages): https://dominickprevete.com/dscr-loan-new-jersey, https://dominickprevete.com/dscr-loan-florida, https://dominickprevete.com/dscr-loan-pennsylvania, https://dominickprevete.com/dscr-loan-new-york, https://dominickprevete.com/dscr-loan-texas, https://dominickprevete.com/dscr-loan-georgia, https://dominickprevete.com/dscr-loan-north-carolina, https://dominickprevete.com/dscr-loan-tennessee, https://dominickprevete.com/dscr-loan-ohio, https://dominickprevete.com/dscr-loan-arizona, https://dominickprevete.com/dscr-loan-california, https://dominickprevete.com/dscr-loan-colorado, https://dominickprevete.com/dscr-loan-virginia, https://dominickprevete.com/dscr-loan-maryland, https://dominickprevete.com/dscr-loan-connecticut ### Who Lends on Investment Properties Across 26 States (2025 HMDA) https://dominickprevete.com/investor-property-lenders groups every filer in the 26 state files by Legal Entity Identifier and ranks the 25 most active by loan count, with volume, average loan size and the number of the 26 states each filer reported in. Universe: 3,509 filers, 461,927 closed-end loans on 1-4 unit investment properties, $163.80B, 2025 vintage retrieved October 9, 2026. The top 25 wrote 184,563 loans (40.0% of the total) and 36.0% of the volume; the top five wrote 17.5%. Average loan across the universe: $355,000. Most active five: 1. UNITED SHORE FINANCIAL SERVICES, LLC — 26,797 loans, $7.23B, in 26 of 26 states; 2. Kiavi Funding, Inc. — 23,419 loans, $7.16B, in 25 of 26 states; 3. Rocket Mortgage, LLC — 11,988 loans, $3.41B, in 26 of 26 states; 4. THE LOAN STORE, INC. — 9,715 loans, $3.43B, in 25 of 26 states; 5. CROSSCOUNTRY MORTGAGE, INC. — 8,910 loans, $3.26B, in 26 of 26 states. It is a 26-state aggregate, not a fifty-state one: a lender strong in states outside this set ranks lower here than it would in a count that covered every state, which is why the table carries a states column on every row. HMDA does not identify DSCR loans — a DSCR loan and a conventional investor-purpose loan are indistinguishable in the filing record — so the ranking shows which filers originated the most closed-end investor-purpose loans, not which offer a DSCR product, and conventional and wholesale originators rank alongside investor-product specialists. National Loan Provider is a mortgage brokerage with placement relationships with several lenders in the table; the ordering is the filing record and nothing else. --- ## How Fast You Get Terms The turnaround on a file Dominick Prevete arranges runs in two stages, and they are separate events. Pre-approved in minutes. No hard credit pull at application. Written term sheet within 24 hours — rate, leverage, and structure. Most loans close in 14 days. A term sheet is not a commitment: it is non-binding and subject to underwriting, appraisal, and full diligence. What the 24-hour window buys is a real, written structure to price the deal against — not a ballpark. --- ## Sister Brand: Blue Sky Capital Advisors For commercial real estate financing, multifamily over $1M with agency execution, owner-occupied business properties, and complex capital stacks, Dominick founded Blue Sky Capital Advisors as a commercial mortgage advisory firm. Blue Sky shops deals across 100+ lenders rather than offering a single loan product. Blue Sky has closed transactions including $5,550,000 Newark, NJ (Multifamily · Bridge), $4,894,000 West Palm Beach, FL (Commercial · Repeat Client), $4,000,000 Alys Beach, FL (Investment Property), $2,520,000 Paterson, NJ (Agency Multifamily), $2,420,000 North Palm Beach, FL (Multifamily · Bridge), $2,000,000 Paterson, NJ (Agency Multifamily). Blue Sky maintains a 5.0★ rating on Google with 11+ verified reviews. Same founder, same approach, different deal types. Visit https://blueskycapitaladvisors.com. --- ## Machine-Readable Access — MCP Server (https://dominickprevete.com/mcp) National Loan Provider publishes a read-only Model Context Protocol (MCP) server at https://dominickprevete.com/api/mcp (Streamable HTTP, unauthenticated, rate-limited per client, served on dominickprevete.com only — the same path on the Blue Sky Capital Advisors host returns 404). It exposes 7 read-only tools over data this site already publishes; nothing can be written, submitted, or changed through it, it takes no personal data, and it is not connected to any loan sizer or lender matrix. - investor_lenders_by_state: Top investment-property lenders in one of the 26 covered states, from 2025 HMDA loan-level data: lender name, LEI, loan count, volume, average loan and purchase share, plus state totals and the retrieval date. Read-only; figures are the filing record, not a recommendation. - investor_lenders_aggregate: Every HMDA filer across the 26 covered states grouped by LEI and ranked by 2025 investor-property loan count, with the number of states each filer reported in, the universe totals and the top-25 concentration share. The same computation https://dominickprevete.com/investor-property-lenders renders. A 26-state aggregate, not a national one. - hmda_methodology: How the investor-lender data is built: the filter definition, the server-side versus local filtering split, the vintage and retrieval date, the covered states, and the stated limitations an agent should attach to any figure it reports. - glossary_lookup: Definitions from the DSCR and investor-loan glossary (26 terms). Pass a term to look it up (case-insensitive, partial matches accepted) or no argument to list every term. Definitions describe what a term is; none states a program parameter. - loan_programs: The National Loan Provider program set — dscr, dscr_cash_out, short_term_rental, fix_and_flip, ground_up, rental_portfolio, bridge, commercial — each with the parameters its page already publishes, its starting rate from the site's single rate source with the as-of stamp, and the page URL. Where a page states no figure, the tool states no figure. - rate_ranges: Indicative starting rate by program, from the site's single rate source, stamped with its as-of month (currently October 2026). These are the published ranges, not pricing on any deal. - about_national_loan_provider: The entity answer: legal name, business model (a mortgage brokerage that arranges and places financing and is not a lender), business-purpose scope and the owner-occupied exclusion, address, phone, the states with published investor-lending data, and the canonical Person @id for the founder. Every response — including errors — carries the same disclosure field stating that National Loan Provider is a mortgage brokerage that arranges and places financing and is not a lender, that figures are indicative and not an offer of credit, and that financing is business-purpose only, never owner-occupied. Each response also names its source module or dataset and the ISO date of the underlying data. --- ## Instant Term Sheet — MCP Server (https://dominickprevete.com/instant-term-sheet) A second MCP server, separate from the read-only one above, at https://dominickprevete.com/api/mcp/pricing (Streamable HTTP, unauthenticated, rate-limited, served on dominickprevete.com only — the same path on the Blue Sky Capital Advisors host returns 404). An investor's AI assistant sends the deal; the answer is a written term sheet, emailed to the investor with a private download link, or, where the deal does not fit a program instantly, an answer from Dominick. Instant where the deal fits the programs; otherwise an answer within 24 hours. Scope: A business-purpose loan on a non-owner-occupied 1–4 unit investment property. - instant_term_sheet_requirements: What an Instant Term Sheet request needs, before you make one: every field, which are required, and the accepted values; the scope (a business-purpose loan on a non-owner-occupied 1–4 unit investment property); and what the investor gets back. Read-only: nothing is priced, stored or sent. Every request, purchase or refinance, needs the property's full street address: number, street, city, state and ZIP. Reviewer mode: a request whose email address is at example.com, example.org or example.net, or at a .test or .invalid domain, is priced and answered in full with a download link, but nothing is emailed and no lead is recorded. - request_instant_term_sheet: Request a written term sheet for a business-purpose loan on a non-owner-occupied 1–4 unit investment property, emailed to the investor with a private download link. Instant where the deal fits the programs; otherwise an answer within 24 hours. A term sheet is indicative and not a commitment to lend. Every request, purchase or refinance, needs the property's full street address: number, street, city, state and ZIP. Each pricing option in the answer carries the label the term sheet prints for it (for example "Option A: lowest rate"); refer to options by that label. Read instant_term_sheet_requirements first for the fields. Every term sheet it returns carries a disclosure stating that National Loan Provider is a mortgage brokerage that arranges and places financing and is not a lender, and that the term sheet is indicative and not a commitment to lend or an offer of credit. --- ## DSCR Loan Application (https://dominickprevete.com/dscr-loan-application) An investor can start a DSCR loan application with Dominick Prevete online at https://dominickprevete.com/dscr-loan-application, for a business-purpose loan on a non-owner-occupied 1–4 unit investment property, long-term or short-term rental. The Instant Term Sheet's deal questions come first and price the deal; a few application questions follow; then Dominick finishes the file with the investor on a short call. Every term sheet, including one requested in ChatGPT, Claude or Grok, carries a link that continues to the application with the deal already filled in. The application asks for no Social Security number and does not pull credit: a credit report is pulled later in the process, only with the investor's written authorization. An application is not an approval, a commitment to lend or an offer of credit. --- ## Contact — Contact Dominick Prevete (https://dominickprevete.com/contact) Call or text Dominick Prevete at (908) 220-6404, email dominick@dominickprevete.com, or meet in person at 25 Main Street, Unit B, Sparta, NJ 07871. This site is his direct line. - Phone: (908) 220-6404 - Email: dominick@dominickprevete.com - Address: 25 Main Street, Unit B, Sparta, NJ 07871 - Website: https://dominickprevete.com - Office: Real working office — investors are welcome to meet in person. ## Blog - [Do You Need an LLC for a DSCR Loan? Usually Not. In New Jersey, It's What Gets You the Lower Rate.](https://dominickprevete.com/blog/dscr-loan-personal-name-vs-llc): Usually you can close a DSCR loan in your own name. In New Jersey, lenders put no prepayment penalty on a personal-name loan, and the penalty buys the lower rate. - [Can a First-Time Investor Get a DSCR Loan? Yes. Here's What Changes.](https://dominickprevete.com/blog/first-time-investor-dscr-loan): Yes. Standard DSCR programs accept first-time investors. What changes: how each lender defines first-time, a few excluded programs, and your housing history. - [How to Refinance Out of a Bridge Loan When Rates Have Moved](https://dominickprevete.com/blog/bridge-to-dscr-refinance-rates-rose): Rates are up since July, so a DSCR refi sizes smaller. A bridge exit traced at today's rate, plus five ways to close the gap. - [How to Get a Written DSCR Term Sheet, Even From ChatGPT](https://dominickprevete.com/blog/dscr-term-sheet-chatgpt): Dominick Prevete's Instant Term Sheet returns written DSCR loan terms by email, from ChatGPT, Claude, Grok or the website. - [What a DSCR Lender Actually Asks For: The Document Checklist (and What Stalls a File)](https://dominickprevete.com/blog/dscr-loan-documents-checklist): A DSCR loan skips tax returns, not paperwork. The lender underwrites the property, the LLC and your liquidity, and most delays come from the same five gaps. - [A 7-Cap Listing Is the Seller's Number. Your DSCR Is the Lender's.](https://dominickprevete.com/blog/cap-rate-vs-dscr-coverage): On a wholesale DSCR sheet dated September 24, 2026, a two-unit NJ purchase at 75% LTV had no price at all below 1.00 coverage. Cap rate vs. DSCR, traced. - [Your LLC Doesn't Get You Out of the Guarantee: How DSCR Loans Actually Treat an LLC](https://dominickprevete.com/blog/dscr-loan-llc-personal-guarantee): Closing a DSCR loan in an LLC doesn't remove the personal guarantee. Who has to sign, whose credit score sets the rate, and what documents the lender wants. - [The Fed Meets Wednesday. Your DSCR Rate Isn't Waiting.](https://dominickprevete.com/blog/fed-funds-dscr-rate-pricing): The federal funds rate does not appear anywhere on a wholesale DSCR rate sheet. Here is what does: the price ladder, the adjustment grid, and the four rungs worth more basis points than the Fed. - [The Fifth Unit Costs You 200 Basis Points](https://dominickprevete.com/blog/dscr-loan-5-unit-vs-4-unit): On a wholesale DSCR sheet dated September 8, 2026, one-to-four unit and five-to-eight unit are separate programs with a 200 basis point gap in floor rates. What changes, and what it costs per month. - [Your Lease Says $2,650. The Appraiser Says $2,400. Which One Qualifies Your Loan?](https://dominickprevete.com/blog/dscr-lease-vs-market-rent): Most DSCR lenders start from the lower of your lease and the appraiser's rent estimate. Many will use the higher actual rent if you can prove it is being paid. What I have found gets that done, traced on a Newton NJ deal. - [Zillow Never Owned the Data. AI Is About to Prove It.](https://dominickprevete.com/blog/zillow-ai-listing-data): Zillow's listings are broker-created MLS data licensed for display — and in 2026, MLSs started taking it back. A 31-year industry veteran on what the AI home-search fight means for real estate investors. - [The Florida Tax Cap Nobody Told Investors About](https://dominickprevete.com/blog/florida-dscr-amendment-3-property-tax-cap): Florida's November ballot would cut the non-homestead assessment cap from 10% to 5%. What it changes for investors, and what it doesn't. - [A Third of Investors Stopped Buying. Here's Your Window.](https://dominickprevete.com/blog/investor-sentiment-concession-window): Investor sentiment hit a record low and 46% of home sales now include seller concessions. How to spend that leverage — and the move most investors miss. - [The DSCR ARM Discount Isn't Buying What You Think](https://dominickprevete.com/blog/dscr-arm-vs-fixed-reset-risk): On the wholesale DSCR sheet I price from, dated September 8, 2026, the 5/6 ARM and the 30-year fixed price identically. The discount is zero. What decides your exit five years later is a 4.50% margin nobody negotiates. A traced Newton, NJ deal, corrected. - [Rents Aren't Growing. Here's Why That Matters Less Than You Think.](https://dominickprevete.com/blog/rent-growth-dscr-cushion): National rent growth has stalled, but the rent forecast in your spreadsheet moves your refinance proceeds far less than the DSCR you close at. A traced Newton, NJ two-family example showing which lever actually pays. - [Wall Street Is Selling Its Rental Homes Early — Here's How Individual Investors Buy Them](https://dominickprevete.com/blog/institutional-investors-selling-rental-homes-road-act): Institutional landlords are listing homes at deepening discounts ahead of the ROAD Act's January 2027 ban. What the law actually says, how big the sell-off really is, and how to underwrite one of these purchases with DSCR financing. - [Who Lends on Investment Properties in New Jersey? 2025 HMDA Data, Ranked](https://dominickprevete.com/blog/new-jersey-investment-property-lenders-2025): Which lenders actually did the volume on New Jersey investment property in 2025, ranked from federal HMDA filings — the top 25 by loan count, with volume, average loan size and purchase share. - [The Real Inflation Hedge Isn't the House. It's the Mortgage.](https://dominickprevete.com/blog/inflation-hedge-fixed-rate-dscr): Inflation cooled to 3.5% in June — but the Fed still isn't cutting. Here's why locking a fixed-rate DSCR loan now lets inflation quietly erode your debt. - [The Prepayment Penalty Trade: When the "Cheaper" DSCR Loan Is the Expensive One](https://dominickprevete.com/blog/dscr-prepayment-penalty-trade): Every DSCR term sheet offers a prepay menu: 5-year penalty for the lowest rate, shorter terms for more. Most investors take the discount and never model the exit. The dollar math on one deal, four structures — and the one rule that picks the right one. - [100% Bonus Depreciation Is Back for Good — and It Changes Which Loan You Should Use](https://dominickprevete.com/blog/cost-segregation-bonus-depreciation-dscr): 100% bonus depreciation is permanent after the One Big Beautiful Bill. Paired with cost segregation, a profitable rental can legally show a $50K paper loss — here's why that trips up conventional financing but not a DSCR loan. - [Huntsville DSCR Loans 2026: Does the Rocket City Still Pencil?](https://dominickprevete.com/blog/dscr-huntsville-alabama): An honest 2026 breakdown of DSCR investing in Huntsville, AL — the real cash-flow math, the 20% investor property-tax trap, and a deal traced end to end. - [Congress Just Capped Institutional Homebuyers at 350. If You're Reading This, You're Not the Target.](https://dominickprevete.com/blog/road-to-housing-act-independent-investor): The ROAD to Housing Act caps institutional buyers at 350 homes — and doesn't touch you. What it says, who it covers, and why your playbook doesn't change. - [How to Scale Past the 10-Property Wall: Stacking DSCR Loans to Build a Portfolio](https://dominickprevete.com/blog/dscr-stacking-scale-past-10-property-wall): Stacking DSCR loans to scale past the 10-property conventional cap: the cash-out loop that recycles capital deal after deal, traced with real NJ numbers. - [No-Ratio DSCR Loans: When Your Deal Doesn't Pencil at 1.0 (And What It Actually Costs)](https://dominickprevete.com/blog/no-ratio-dscr-loans): No-ratio DSCR loans are taking off in 2026. What they actually cost, when they save a deal, and when they're a trap — with a worked NJ example. - [BRRRR in New Jersey: The Financing Step Most Investors Get Wrong](https://dominickprevete.com/blog/brrrr-strategy-new-jersey): BRRRR works in New Jersey — but the fix-and-flip-to-DSCR financing step is where most investors blow up their numbers. A real Newton, NJ example. - [DSCR Ratio Explained: What 1.0, 1.25, and 1.50 Actually Mean for Pricing](https://dominickprevete.com/blog/dscr-ratio-explained-pricing): DSCR ratio explained: how your coverage ratio sets your loan rate — real math on the pricing tiers, monthly payments, and deal profitability. - [DSCR Loan Complete Guide 2026: How to Qualify, Calculate Your Ratio, and Close Fast](https://dominickprevete.com/blog/dscr-loan-guide-2026): DSCR loans in 2026: underwriting, current DSCR rates (as of October 2026), credit requirements, closing timelines — and why the property qualifies, not you. - [DSCR Loan vs Conventional Mortgage: 5 Real Differences That Matter](https://dominickprevete.com/blog/dscr-loan-vs-conventional-mortgage): DSCR loan vs conventional mortgage, compared straight: qualification, property limits, tax returns, rate trade-offs — and which actually fits your deal.