Real Estate Financing
Who We Are
On Top Funding is a private commercial lender and structured finance company that offers financing to borrowers directly and through a network of finance professionals. We feature a variety of commercial loan programs to accommodate borrowers' needs, with loan limits ranging from $250,000 to $10 million plus.
Program Highlights
Up to 90.0% LTV
Loans From $250K to $10M+
Investor & Owner Occupied Loans
No Exorbitant Upfront Deposits
Same Day Approvals
Rates from 4.20% to 6.75%
Purchase, Refinance & Cash-Out
Most Commercial Properties Considered
Nationwide Programs
CONNECT WITH ON TOP FUNDING
QUICK LINKS
Ontopfunding.com is a website operated by On Top Funding, LLC. By accessing this site and any pages thereof, you agree to be bound by our terms of use and privacy policy. The use of this website does not constitute an application for a mortgage loan or an offer by On Top Funding, LLC to lend.
This is not an offer to lend. All offers of credit are subject to due diligence, underwriting and approval. Not all borrowers will qualify and not all borrowers that qualify will receive the lowest rate or best terms. Actual rates and terms depend on a variety of factors and are subject to change without notice.
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Rental Property Financing
DSCR-based financing for real estate investors building rental portfolios. Long-term loan structures for both short-term and long-term rental properties.
Loan Criteria
| Collateral | Non-Owner Occupied 1-4 Family Real Estate; Condos; Townhomes; Planned Unit Development (PUD) |
| Loan Amount | $75K to $1.5M |
| LTV (Purchase) | Lesser of Up to 80% of the As-Is Value or Up to 80% Loan-to-Cost |
| LTV (Refinance) | Up to 80% of the As-Is Value |
| LTV (Cash-Out) | Up to 75% of the As-Is Value |
| Minimum FICO | 680 |
| DSCR Requirement | Minimum 1.00 |
| Amortization Options | 30-Year Fixed, Hybrid ARMS (5/1, 7/1, 10/1) and Interest-Only Options Available |
| Minimum Property Value | "As Is" Appraised Value Must Be $115K or Greater |
| Rates | Some of the most competitive rates in the industry |
DSCR Loan Program Typical Leverages
FICO 720+
Max LTV up to 80% of As-Is Value
Max LTC up to 80% Loan-to-Cost
FICO 700-719
Max LTV up to 80% of As-Is Value
Max LTC up to 80% Loan-to-Cost
FICO 680-699
Max LTV up to 75% of As-Is Value
Max LTC up to 75% Loan-to-Cost
FICO 720+
Max LTV up to 80% of As-Is Value
FICO 700-719
Max LTV up to 80% of As-Is Value
FICO 680-699
Max LTV up to 75% of As-Is Value
FICO 720+
Max LTV up to 75% of As-Is Value
FICO 700-719
Max LTV up to 75% of As-Is Value
FICO 680-699
Max LTV up to 70% of As-Is Value
What is DSCR Rental Property Financing?
DSCR (Debt Service Coverage Ratio) financing is a long-term loan product designed specifically for real estate investors who hold rental properties for income. Unlike conventional mortgages that require extensive personal income documentation, DSCR loans qualify the property based on its rental income relative to the loan payment. If the property generates enough income to cover the debt service, the loan qualifies.
This financing structure works for both long-term rentals (LTR) and short-term rentals (STR). Whether you operate traditional 12-month leases or short-term vacation and corporate housing through platforms like Airbnb and VRBO, DSCR financing provides the capital structure to acquire and hold these income-producing assets.
The DSCR is calculated by dividing the property's gross rental income by the total loan payment (principal, interest, taxes, insurance, and any HOA fees). A DSCR of 1.00 means the property's income exactly covers the debt service. Higher DSCR ratios indicate stronger cash flow and may qualify for better terms.
On Top Funding provides DSCR rental property financing with 30-year fixed rate options, hybrid ARM structures, and interest-only programs. We work with investors building portfolios of single-family homes, condos, townhomes, and small residential properties. Our team understands rental property underwriting and can structure financing that aligns with your investment strategy.
How It Works
Apply
Submit your application with property details and rental income documentation
Underwriting
Our team evaluates the property, DSCR, and deal fundamentals
Approval
Receive a clear term sheet with transparent pricing and conditions
Closing
Capital is deployed and your long-term rental financing is in place
Why Work With On Top Funding
Income-Based Qualification
DSCR loans qualify on the property's rental income, not your personal W-2s or tax returns. This is ideal for self-employed investors, business owners, and portfolio holders who may not show strong personal income on paper.
STR and LTR Flexibility
We finance both short-term rental properties and traditional long-term rentals. Whether you operate vacation rentals, corporate housing, or 12-month leased properties, our DSCR program accommodates your rental strategy.
Long-Term Stability
With 30-year fixed rate options, hybrid ARM structures, and interest-only programs, you can choose the loan structure that best fits your cash flow objectives and long-term hold strategy.
Frequently Asked Questions
Ready to Finance Your Rental Portfolio?
Apply now and let us structure a DSCR loan that fits your investment strategy
Apply NowDisclosure and Compliance Notice: This is not an offer to lend and does not constitute a loan commitment. The information provided is for educational purposes and general overview only. Specific loan terms, rates, and fees will be determined based on individual application, underwriting review, and credit approval. On Top Funding reserves the right to decline any application or modify terms based on its underwriting analysis. All loans are subject to property appraisal, title clearance, and satisfactory completion of underwriting. Rates and terms are subject to change without notice. This material is not intended as financial advice. Borrowers should consult with financial advisors and legal counsel regarding their specific transaction. Equal Opportunity Lender. Loans are made by On Top Funding and its licensed subsidiaries.