Loan Programs
Every program we offer starts from the same idea: real estate investors and self-employed borrowers should be evaluated on how they actually earn, not forced into a W-2 template. Since 2005, Evoque Lending has focused on two families of financing. DSCR loans qualify you on a property’s rental income, which keeps your personal tax returns out of the file and works well for purchases, refinances, cash-out, short-term rentals, and LLC ownership. Non-QM programs use alternative income documentation; bank statements, liquid assets, or 1099s; for borrowers whose returns understate what they really make, including foreign nationals and those rebuilding after a credit event. Guidelines vary by scenario, so browse the programs below or skip straight to a conversation with our team.
DSCR Loans
The overview: qualify on the property's rental income instead of personal tax returns.
View program →DSCR Purchase Loans
Buy your next rental with underwriting built around the deal, not your pay stubs.
View program →DSCR Refinance Loans
Replace your current investment-property loan using the property's own cash flow.
View program →DSCR Cash-Out Refinance
Turn accumulated equity into capital for your next acquisition or renovation.
View program →Short-Term Rental Loans
Financing approaches designed around vacation and short-term rental income.
View program →DSCR Loans for LLCs
Close in the name of your LLC and keep your investments structured your way.
View program →Interest-Only DSCR Loans
Payment structures that prioritize monthly cash flow for buy-and-hold investors.
View program →Non-QM Loans
The overview: flexible programs for borrowers outside traditional bank guidelines.
View program →Bank Statement Loans
Document self-employment income with business or personal bank statements.
View program →Asset Depletion Loans
Qualify using your liquid assets as the basis for income documentation.
View program →1099 Borrower Loans
Contractor and gig income documented the way you actually get paid.
View program →Foreign National Loans
U.S. investment property financing for borrowers without U.S. credit history.
View program →Loans After Bankruptcy
A past bankruptcy does not have to put investing on hold; see what may be possible.
View program →Loans After Foreclosure
Financing paths after a foreclosure, short sale, or deed-in-lieu, explained plainly.
View program →Specialized situations we work with
Some scenarios deserve their own explanation; vacancies, thin coverage ratios, first purchases, and files another lender stopped.
Investment Property Loan Declined? The Deal May Still Be Worth Reviewing
When another lender declines or stops an investment-property loan, the reason is often specific to that lender's program. Here is what commonly happens, and how to get the scenario looked at properly.
DSCR Loans for Vacant Properties: Financing Without a Tenant in Place
No tenant and no lease does not have to mean no financing. How investor programs use an appraiser's market-rent analysis to evaluate a vacant rental property.
Low DSCR? A Near-Break-Even Ratio Is a Scenario, Not a Verdict
When rent barely covers the payment, program choice and details decide what is possible. What a low coverage ratio actually means, and what can legitimately move it.
DSCR Loans for First-Time Investors: Qualify on the Property, Not a Landlord Resume
You do not need a rental track record to finance a first investment property. What DSCR underwriting looks at when the borrower is new to landlording.
Not sure which program fits?
Tell us about your scenario and we'll point you to the right starting place.
Ready for the full questionnaire? Check My Loan Options. Still evaluating a property or an unusual scenario? Request a Deal Review.