Insights, guides, and strategies for real estate investors
The BRRRR refinance stalls when investors misjudge the seasoning clock. Most DSCR lenders require six months from the title date. Conventional lenders require twelve. Here is which rule applies when, what ownership and rental seasoning each measure, and how to model the carry cost so a slow appraisal does not kill the deal.
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BRRRR is a rental portfolio strategy built on recycling capital through a cash-out refinance. This guide covers the financing behind each step, a worked example showing both the good and bad appraisal scenario, carry cost math, seasoning requirements, and the four situations where the strategy breaks down.
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Most hard money files stall not because the deal is bad, but because the borrower cannot answer three questions fast. Here is the document pack that moves a file from first call to term sheet in 24 to 48 hours.
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Hard money underwriting runs asset first, borrower second. The property is the collateral, and if the numbers work, most lenders will figure out the borrower. But the borrower track is not zero.
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Hard money loan rates run from roughly 9.5% to 13% annualized for investment property in 2026, depending on your experience, LTV, and deal size. The annual rate looks alarming compared to a 7% bank loan. On a six-month flip, you pay a fraction of what that annualized number suggests. The more relevant question is what the loan costs per deal, not what it costs per year.
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A DSCR loan qualifies on the rental property's income, not yours. Here is how the math works, what the full timeline looks like from application to wire, and the three documents that stretch most files beyond the baseline close.
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A standard DSCR purchase requires 20 to 25 percent down. Total cash at close typically runs 29 percent of the purchase price once origination fees and 6-month reserves are added. Here is how the four line items stack up on a real deal, and what pushes the requirement to 30 percent.
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A DSCR loan qualifies on the property rent, not your W-2s. That is the main advantage. The cons include a prepayment penalty that can cost $17,500 or more on a $350K loan, reserve requirements that lock up capital, and a rate spread above conventional that compounds over time. This post works through the numbers.
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DSCR loan rates are set by three variables stacked on each other: your debt-service coverage ratio, your loan-to-value, and your credit score. Here is the tier table and the math that shows which tier your deal actually lands in.
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