— NON-QM LOAN PROGRAMS
DSCR / Investor Cash Flow
Loan Programs
Flexible mortgage solutions for real estate investors using property cash flow qualification in Hawaii and other markets where Pacific Home Loans is licensed.
— ABOUT NON-QM LOANS
Hawaii DSCR / Investor Cash Flow
Loan Programs
Pacific Home Loans offers DSCR (Debt Service Coverage Ratio) loan programs for real estate investors throughout Maui, Oahu, Kauai, and the Big Island. DSCR loans are a type of alternative documentation (Non-QM) financing that allows borrowers to qualify based on the income generated by the property, rather than personal income or tax returns. These programs are commonly used by investors purchasing or refinancing income-producing properties, including long-term rentals and short-term vacation rental properties.
Multi-State Availability
Pacific Home Loans provides DSCR and investor cash flow financing in multiple states, including Hawaii, California, Nevada, and other markets where we are licensed. While this page focuses on Hawaii-specific guidance, these programs may be applied to transactions in other states based on property location, rental income, and program eligibility.
— PROGRAM DETAILS
How DSCR
Loans Work
DSCR loans evaluate a property’s ability to generate income relative to its expenses. Qualification is based on:
- Rental income generated by the property
- Monthly housing expense — principal, interest, taxes, insurance, and HOA where applicable
- The DSCR ratio — income relative to expenses
This allows investors to qualify without personal income verification, W-2s or tax returns, or traditional debt-to-income calculations.
— PROGRAM DETAILS
Who These Programs
Are Designed For
DSCR loans may be appropriate for:
- Real estate investors purchasing or refinancing income-producing properties
- Short-term rental investors in Hawaii resort markets
- Borrowers with multiple investment properties
- Self-employed investors seeking to separate personal and investment qualification
- Borrowers scaling rental portfolios
Eligible Property Types
DSCR loans may be used for investment properties, long-term rental properties, short-term and vacation rental properties, and condominium units subject to project eligibility.
For condominium projects requiring additional review:
→ PrimeResort™ Condo Financing
Short-Term Rental & Vacation Property Considerations
In markets such as Hawaii, California, and Nevada, many investors purchase properties for short-term rental use. These transactions may require evaluation of zoning compliance, rental eligibility, property type classification, and income calculation methodology. In some cases, additional project review may be required.
— PROGRAM DETAILS
DSCR Condotel &
Short-Term Rental Expertise
DSCR financing may be available for certain condotel and short-term rental properties depending on project eligibility and underwriting guidelines. Pacific Home Loans has experience structuring DSCR financing for condotel and short-term rental properties, including scenarios where traditional rental documentation may not be available.
In eligible cases, income used for qualification may be derived from multiple sources, including:
- AirDNA market data and projected rental income
- Existing rent rolls or documented rental history
- Appraiser-supported rental income analysis, including market rent estimates supported by local property management data
These approaches allow for a more comprehensive evaluation of a property’s income potential, particularly in resort and vacation rental markets.
For properties with additional project complexity or non-warrantable characteristics:
→ PrimeResort™ Condo Financing
When Additional Structuring May Be Needed
Some transactions may require additional flexibility due to higher loan amounts, complex ownership structures, portfolio expansion strategies, or timing of acquisitions or refinances. In these cases, structured capital solutions may be appropriate.
— SPECIALIZED FINANCING
DSCR vs
Other Non-QM Options
DSCR loans are one of several alternative documentation solutions. Other programs include Bank Statement Loans for income-based qualification, Asset-Based Loans for asset qualification, 1099 Income Loans, and Foreign National Loans. Each program is designed for a different borrower profile.
Compliance & Qualification Notes
DSCR loans are non-agency mortgage products that require full underwriting review. They are subject to investor guidelines and overlays, may include reserve requirements, and may require minimum DSCR thresholds. Qualification depends on property income, documentation, and program guidelines.
