Louisiana DSCR Loan Helps an Investor Refinance a Two-Property Portfolio
A Louisiana investor combined two neighboring single-family rentals with separate mortgages into one streamlined DSCR portfolio refinance, with modest cash out for repairs.
Loan Snapshot
- State
- Louisiana
- Property Type
- Two Single-Family Rentals
- Loan Purpose
- Cash-Out Refinance
- Loan Amount
- $366,000
- LTV
- 60%
- DSCR
- 1.15
- Days to Close
- 26
Borrower profile, generalized to protect privacy: a portfolio owner with eight properties consolidating two of them under one loan.
An actual closed transaction. Certain details have been generalized to protect client privacy.
The Situation
A Louisiana investor owned two neighboring single-family rental properties carrying separate mortgages from different lenders. He wanted one simpler structure: consolidate the financing, reduce the combined monthly payments, and pull a modest amount of cash for roofing and air-conditioning repairs.
Why the Bank Said No
His bank required two separate applications, each with full personal income qualification. His tax returns also showed considerable depreciation from the rental portfolio, which conventional underwriting counted against him twice over; once per application.
The Financing Approach
Both properties were refinanced together through a DSCR portfolio program. The combined rental income was measured against the combined proposed obligations in a single transaction, without traditional personal income qualification. One closing replaced two loans, and title stayed in the borrower's LLC.
The Outcome
The loan closed in July of 2024. The borrower paid off both existing mortgages, simplified his monthly payments, and received the funds for the roofing and air-conditioning work that kept both homes rent-ready.
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The Borrower's Challenge
The borrower wanted one streamlined transaction, but the bank required two separate loans and a complete review of his personal and business tax returns, which showed considerable depreciation from the rental portfolio.
The Loan Structure
A DSCR portfolio cash-out refinance combined two neighboring single-family rentals into one loan closed in the borrower's LLC, with the combined DSCR measured across both properties.
How We Solved It
Underwriting reviewed the combined rental income and combined proposed obligations in a single transaction, eliminating duplicate applications and the personal income qualification the bank had required.
The Result
The borrower paid off both existing loans, simplified the monthly payments, and received funds for roofing and air-conditioning repairs.
Actual scenario; certain details have been generalized to protect client privacy. Individual results vary. This is not a commitment to lend, and past outcomes do not guarantee the terms, timing, or approval of any future loan.
Reviewed by Eddie Luhrassebi, Founder & CEO, NMLS #337071 | CA DRE #01230650
Last updated: July 16, 2026 · About the reviewer