DSCR and Non-QM Loans for Investment Property Without Bank Guidelines
Tax returns that understate what you really earn. A rental that cash-flows but does not fit bank guidelines. A closing date that will not wait. Evoque Lending has helped investors and self-employed borrowers solve exactly these problems since 2005, with investment property financing available throughout California.
- Founded 2005
- Nearly three decades of lending experience
- Investment property financing throughout California
- Relationships. Expertise. Results.
Financing that fits how investors actually earn
While traditional banks and lenders may require extensive income documentation and tax returns, Evoque Lending can evaluate eligible investment properties, businesses, and real estate portfolios using factors such as rental income, property cash flow, and equity.
DSCR Loans
Qualify based on the property's rental income instead of your personal tax returns. Built for buy-and-hold investors, purchases, refinances, and cash-out.
Learn more →Bank Statement Loans
Self-employed or business-owner income that tax returns understate? Document your income with business or personal bank statements instead.
Learn more →All Non-QM Programs
Asset-based qualification, 1099 income, foreign nationals, and more; a full menu of alternative income documentation programs beyond bank guidelines.
Learn more →How it works
Tell us about your deal
Share the property, your goals, and how you prefer to document income in a short questionnaire.
Get matched to programs
We review your scenario against our investor and alternative-documentation programs.
Review your options
An experienced lending professional walks through what fits your scenario and what to expect, in plain English.
Move to closing
We coordinate the details with you and your team through funding.
Why investors work with Evoque Lending
Nearly three decades of experience
Eddie Luhrassebi has more than 29 years in private, bridge, DSCR, Non-QM, and investor lending, and Evoque Lending has served investors since 2005.
We start with your situation
Write-off-heavy returns, an LLC that holds your rentals, a short-term rental, a tight closing: we structure around real scenarios like these every week.
Programs built for investors
DSCR loans, bank statement mortgages, asset-based qualification, and other alternative income documentation options under one roof.
Coverage where you invest
Investment property financing available throughout California, with full licensing details on every page of this site.
Run your numbers first
Estimate a property’s debt-service coverage with our DSCR calculator, then bring your results straight into a conversation with our team.
From the Learning Center
Browse all articles →Purchase Investment Property DSCR Financing: The 2026 Investor Guide
Master how to purchase investment property DSCR financing. Qualify via rental cash flow, bypass tax return hurdles, and scale your real estate portfolio today.
Read the article →No Income Rental Property Mortgages: 2026 Investor Guide
Get a no personal income mortgage for rental property. Learn how DSCR loans let you scale your portfolio without tax returns, strict DTIs, or payroll limits.
Read the article →Investment Property Loan Based on Property Cash Flow: The 2026 Investor Guide
Secure an investment property loan based on property cash flow in 2026. Bypass tax returns, master DSCR ratios, and scale your real estate portfolio fast.
Read the article →Frequently asked questions
What is a DSCR loan and how does it work?
A DSCR (Debt-Service Coverage Ratio) loan qualifies the borrower based on the investment property's rental income rather than the borrower's personal tax returns. The property's ability to cover its own debt service is the primary underwriting factor, making it ideal for real estate investors whose properties generate rental cash flow.
Where does Evoque Lending offer DSCR loans?
Evoque Lending offers DSCR and non-QM loan programs for properties located in California. Contact us to confirm the right program for your property.
Can I get a DSCR loan if my property is held in an LLC?
Yes. Evoque Lending offers DSCR loan programs for properties held in limited liability companies (LLCs), a common structure for real estate investors who hold their rentals in an entity.
Ready to see what your scenario qualifies for?
Since 2005, investors have brought us the scenarios that don't fit inside conventional guidelines. Start with a few quick questions.
Ready for the full questionnaire? Check My Loan Options. Still evaluating a property or an unusual scenario? Request a Deal Review.