Build Wealth. Scale Your Portfolio. We'll Handle the Financing

WHO WE SERVE

Three Types of Investors. One Experienced Team.

Every investor has a different goal, a different timeline, and a different financial picture. Here's who we specialize in serving — and how we approach each situation differently.

First-Time Investors

You've decided real estate is the next move — now you need financing that works for an investment property, not a primary residence. We'll walk you through the differences, help you understand the numbers, and make sure your first investment starts on solid financial footing.

Portfolio Investors

You already own rental properties and you're ready to scale. Whether you're adding a single unit or refinancing your entire portfolio, we have the programs and the lender relationships to keep your momentum going without slowing you down.

From spec homes to planned subdivisions, ground-up construction requires specialized financing. We work with builders of all sizes to structure construction loans that align with project timelines and budget requirements.

Builders & Developers

FIRST-TIME INVESTORS

Your First Investment Property. Done Right.

What first-time investors need to know:

You'll need more down than a primary residence Investment properties typically require a minimum of 15% to 25% down depending on the loan type and property. We'll help you understand exactly what's required and how to structure your available capital most efficiently.

Your rental income can help you qualify Many investors don't realize that projected rental income from the property can be used to offset the mortgage payment in the qualifying calculation — making it easier to qualify than you might expect. We'll walk you through exactly how this works.

Your credit profile matters more for investment loans Most investment property loan programs require a minimum credit score of 620 to 680, with the best rates reserved for scores of 740 and above. If your score needs attention before your first deal, we'll connect you with the right resources.

Cash reserves are critical Most lenders require 6 months of mortgage payments in liquid reserves for investment property loans. We'll help you plan for this so it doesn't catch you off guard at the finish line.

Loan programs for first-time investors:

• Conventional investment property loans - 15% to 25% down, strong credit required

• DSCR loans - qualify based on the property's rental income rather than your personal income

• House hacking with FHA - purchase a 2-4 unit property, live in one unit, rent the others with as little as 3.5% down

The biggest mistake first-time investors make is using the wrong loan. We make sure that doesn't happen.

Buying your first investment property is exciting — and it's also one of the most consequential financial decisions you'll make. The loan structure you choose affects your cash flow, your tax strategy, your ability to scale, and your long-term returns. Getting it right from the start matters more than most first-time investors realize.

At NuVue, we take the time to educate first-time investors on the full picture — not just the loan options, but how each option affects your investment from day one. We want your first deal to set you up for your second, third, and beyond.

PORTFOLIO INVESTORS

Scaling Your Portfolio Without Slowing Down.

DSCR Loans (Debt Service Coverage Ratio) - The most powerful tool in a portfolio investor's financing toolkit. DSCR loans qualify based on the income the property generates rather than your personal income — meaning your W-2, tax returns, and personal DTI become largely irrelevant. If the property's rental income covers the mortgage payment at the required ratio, you qualify. This makes scaling dramatically more efficient.

Most DSCR programs require:

• Minimum credit score of 620 to 680

• DSCR ratio of 1.0 to 1.25 or higher depending on the lender

• 20% to 25% down payment

• Available for single-family, 2-4 unit, and small multifamily properties

Loan programs for portfolio investors:

Blanket Loans - A blanket loan allows you to finance multiple investment properties under a single loan — simplifying your portfolio management, reducing closing costs across multiple transactions, and streamlining your monthly payment structure. Ideal for investors acquiring multiple properties simultaneously or consolidating existing financing.

Portfolio Lender Programs - Some of our lender relationships specialize in portfolio investors and underwrite deals based on the strength of the overall portfolio rather than any single property. This opens doors for investors with complex structures, LLCs, or properties that don't meet conventional guidelines.

Financing in an LLC - Many portfolio investors prefer to hold properties in a limited liability company for asset protection and tax purposes. We work with lenders who finance investment properties held in LLCs — an important distinction since most conventional lenders won't. We'll discuss the pros and cons of LLC financing on your consultation call.

The rules change when you own multiple properties. We know how to navigate them.

Once you own multiple investment properties, traditional financing starts to create friction. Conventional lenders cap the number of financed properties at 10, debt-to-income ratios become harder to manage with multiple mortgages, and the documentation requirements multiply with every new acquisition.

Portfolio investors need lenders who understand the structure of a real estate business — not just a personal mortgage application. At NuVue, we work with lenders who specialize in scaling investors and have products designed specifically for buyers who are building something larger than a single property.

BUILDERS & DEVELOPERS

Ground-Up. Done Right.

Construction-to-Permanent Loans (OTC) - A single loan that covers both the construction phase and converts automatically to a permanent mortgage upon completion — eliminating the need for a separate closing at the end of the build. During construction, you draw funds in stages as work is completed and typically pay interest only on the amount drawn. Upon completion, the loan converts to a standard mortgage.

This is the most streamlined option for builders who plan to sell or occupy the finished property and want to minimize closing costs and transaction complexity.

Construction-Only Loans - A short-term loan that covers the cost of construction only — typically 12 to 18 months. At the end of the construction period, the loan is paid off either through a sale of the property or by securing permanent financing. This option offers more flexibility for builders who want to shop for the best permanent financing terms once construction is complete.

Loan programs for builders and developers:

Lot Loans - Before you can build, you need land. Lot loans finance the purchase of undeveloped land or improved lots in advance of construction. They typically require a larger down payment than improved property loans — 25% to 35% is common — and are structured with the expectation that construction financing will follow.

New Construction Buyer Programs - For builders selling finished homes, we work with the buyers of your properties to secure financing efficiently and close on schedule. Having a preferred lender relationship with NuVue means your buyers have access to experienced loan officers who understand new construction timelines, builder contracts, and the nuances of financing a property that doesn't yet exist on paper. This keeps your closings on track and your cash flow moving.

New construction financing for residential builders and developers who are ready to build.

Once you own multiple investment properties, traditional financing starts to create friction. Conventional lenders cap the number of financed properties at 10, debt-to-income ratios become harder to manage with multiple mortgages, and the documentation requirements multiply with every new acquisition.

Portfolio investors need lenders who understand the structure of a real estate business — not just a personal mortgage application. At NuVue, we work with lenders who specialize in scaling investors and have products designed specifically for buyers who are building something larger than a single property.

WHY INVESTORS CHOOSE NUVUE

The Broker Advantage for Investment Financing

As a mortgage broker team under Edge Home Finance, LLC, we're not tied to one bank's products, one set of underwriting guidelines, or one appetite for investment risk. We shop our network of investors and lenders to find the program that fits your deal — not the deal that fits our program.

For investment financing specifically, this matters more than almost any other loan type. Investment property guidelines vary dramatically from lender to lender. One lender might cap DSCR loans at four units while another goes to ten. One might finance LLC-held properties while another won't touch them. One might offer 80% LTV on a DSCR loan while another stops at 75%.

Having access to multiple lenders means we find the right fit for your specific deal rather than forcing your deal into the wrong product.

WHAT YOU'LL NEED

Investment Loan Documentation

Requirements vary significantly by loan type — here's a general overview. We'll give you a specific list once we understand your deal.

For conventional investment loans:

• Government-issued photo ID

• Two years of federal tax returns — personal and business if applicable

• Two years of W-2s or 1099s

• Two months of bank and asset statements

• Current lease agreements on existing rental properties

• Schedule E from your tax returns showing rental income and expenses

• Proof of liquid reserves — typically 6 months per financed property

For DSCR loans:

• Government-issued photo ID

• Current or projected lease agreement for the subject property

• Property appraisal including rental market analysis

• Proof of liquid reserves

• Entity documentation if purchasing in an LLC

For construction loans:

• All standard income and asset documentation

• Fully executed construction contract

• Builder's license and insurance documentation

• Detailed project plans and specifications

• Itemized construction budget and draw schedule

• Lot purchase documentation or current ownership proof

Investor Questions, Answered

How is financing an investment property different from financing a primary residence?

Investment property loans carry more risk from a lender's perspective — a borrower in financial distress will prioritize their primary residence payment over a rental property. As a result, investment loans typically require larger down payments, higher credit scores, more liquid reserves, and carry slightly higher interest rates than primary residence financing. The good news is that rental income from the property can often offset these requirements in the qualifying calculation.

What is a DSCR loan and who should use it?

DSCR stands for Debt Service Coverage Ratio — a measure of whether the property's rental income covers the mortgage payment. A DSCR of 1.0 means the rent exactly covers the payment. Most lenders want to see 1.0 to 1.25 or higher. DSCR loans are ideal for investors with complex income, multiple properties, or those who want to qualify based on the deal itself rather than their personal financial profile. They're one of the most powerful scaling tools available to portfolio investors.

Can I finance a property in my LLC?

Yes — and we specifically work with lenders who allow this. Financing in an LLC is not available through most conventional channels, but it's an important option for investors who want asset protection and cleaner business accounting. We'll walk you through the structure and what it means for your loan terms.

How many investment properties can I finance?

Conventional loans cap financed properties at 10 — including your primary residence. Once you exceed that limit, you'll need portfolio lender programs, DSCR loans, or blanket financing. We work with lenders who have no hard cap on the number of financed properties for well-qualified investors.

Can I use projected rental income to qualify?

Yes — on most investment property programs, a portion of the projected or actual rental income from the property can be used to offset the mortgage payment in the debt-to-income calculation. The exact treatment varies by loan type and lender. On DSCR loans, rental income is the primary qualifying factor entirely.

What credit score do I need for an investment property loan?

Most conventional investment property programs require a minimum of 620, with the best rates at 740 and above. DSCR loans typically start at 620 to 680 depending on the lender. Portfolio programs can sometimes be more flexible for strong deals with significant equity or reserves. We'll match you with the program that fits your current credit profile.

How do construction loan draws work?

Construction loans fund in stages — called draws — as work is completed and verified by an inspector. You submit a draw request, an inspection confirms the work is done, and funds are released to pay contractors and suppliers. You pay interest only on the amount drawn during construction. Once construction is complete and the certificate of occupancy is issued, the loan converts to permanent financing or is paid off through a sale.

Do you work with out-of-state investors?

Yes. Many portfolio investors purchase properties in markets outside their home state. We work with lenders who finance non-owner-occupied investment properties across multiple states. Let us know your target market and we'll confirm availability.

Let's Talk About Your Next Deal

Whether you're analyzing your first rental property or closing your tenth, the right financing structure makes all the difference. Tell us about your deal and we'll put together a strategy built around your investment goals.

No cost. No commitment. No obligation.