Guide for Real Estate Investors

 by Amresh Singh

·

Updated on April 27, 2023·
16 min read

Did you know by the end of 2027, the median rents will increase by approximately 25% compared to the end of 2022? Furthermore, the rise will be higher for single-family rentals, with a predicted spike of 27.6%, compared to multi-family apartments, condominiums, and townhomes, which are expected to increase by 21.6%. Yes! You read that right.

Given the statistics, it is easy to comprehend that single-family rental loans (SFR Loans) are currently the best place to invest if you wish for great returns, but which loan to apply for and what aspects to keep in mind? 

This guide will help you discover the best possible single-family rental loan options, including their requirements and how to obtain them. Whether you’re a seasoned real estate investor or just starting, understanding SFR loans can help boost your investment strategies by manifolds.

What are SFR loans?

Single-family rental (SFR) homes have emerged as a popular and lucrative investment opportunity for real estate investors. Single-family rental loans are a type of loan that is used to purchase or refinance a single-family home that will be used as a rental property. 

• Banks, credit unions, and private lenders typically offer single-family portfolio loans, which are designed to help real estate investors acquire and manage single-family rental properties.
• SFR loans are generally underwritten based on the expected rental income of the property, the borrower’s income, and credit history. 
• Additionally, SFR loans often have higher interest rates and shorter repayment terms than traditional mortgage loans.

Single-Family Rentals: Overview and Forecast

The average annual rise in rent from 2017 to 2022 was 5.77% throughout the country, and the largest surge was observed from 2021 to 2022, reaching 14.07%. And the future looks brighter.

By now, you must have understood why investing in the single-family rental portfolio is the best investment. Now, you may be thinking about how to get single-family rental financing; which loan to take?

Connect with the best SFR loan lenders.

SFR Loan Options

You can apply for SFR loans through traditional and non-traditional ways. Under the traditional options, you have FHA loans and conventional loans, DSCR loans, Bank-Statement loans, Asset-Based loans, Portfolio loans, Blanket loans, and Seller-Financing loans are effective non-traditional alternatives.

Traditional (QM) SFR Loans

1. FHA Loan

FHA loans are primarily intended for primary home loans for purchasing a primary residence. However, it is possible to use the primary residence for rental purposes by following specific guidelines,

1. 3.5% down payment for a credit score of 580+ and 10% for a credit score between 500-579.
2. Funds for 3 months’ payments for a 3-4 unit loan.
3. Liquid account and “seasoned” funds.
4. Showing the source of significant deposit funds to the lender.
5. To avoid mortgage fraud, you must reside in a primary residence for 12 months before renting.

Learn more on How to get an FHA Loan for Investment property.

2. Conventional Loan

Yes, it is possible to get a conventional loan for buying a rental property, but the requirements for approval are typically more stringent than for a loan to buy a primary residence. Generally, lenders require a higher credit score, a larger down payment (usually at least 20%), and a lower debt-to-income ratio for investment property loans. Additionally, the interest rates on investment property loans are often higher than those for FHA loans.

Non-QM SFR Loans

1. DSCR Loan

DSCR loans differ from traditional mortgage loans in that they focus more on the property’s income-generating potential than the borrower’s creditworthiness. With a DSCR loan, the lender looks at the property’s net operating income (NOI) and compares it to the property’s total debt service (TDS), which includes mortgage payments, property taxes, insurance, and other expenses.

DSCR Calculator [2023]: Calculate Your DSCR

It’s worth noting that DSCR loans may have higher interest rates and fees than traditional mortgage loans and may require a larger down payment. However, they can be a good option for investors with a solid investment plan to acquire income-producing properties.

Compare Rates from Best DSCR Lenders

Get pre-qualified for Investor Cash Flow Mortgage based on potential rental income

2. Bank Statement Loan

Bank statement loans are a type of alternative financing that allows borrowers to use their bank statements as proof of income instead of traditional income documentation, such as tax returns or pay stubs.

With a bank statement loan, the lender typically looks at the borrower’s bank statements over the past 12-24 months to calculate their income. This can be useful for self-employed borrowers or those with irregular income streams. However, because bank statement loans involve more risk for lenders, they often come with higher interest rates and fees than traditional mortgage loans.

Get a Bank Statement Mortgage in 5 Easy Steps

3. Asset-Based Loan

Asset-based loans are a type of financing that is secured by collateral, such as real estate, stocks, or other assets. With an asset-based loan, the lender looks primarily at the value of the collateral when determining whether to approve the loan rather than the borrower’s credit score or income. This can be helpful for borrowers who may not qualify for traditional financing due to a lack of income documentation or other factors.

Asset-Based Mortgages: A Guide to Flexible Financing

Connect with the best SFR loan lenders.

4. Portfolio Loan

A portfolio loan is a type of loan that is not sold to a third-party investor but is kept in-house by the lender. Portfolio loans are typically offered by banks, credit unions, or private lenders and are often used for single-family rental properties. The advantage of portfolio loans is that they can be a good option for borrowers with non-traditional income sources or lower credit scores, as portfolio lenders may be more willing to consider other factors beyond a borrower’s credit score and income.

5. Blanket Loan

A blanket loan is a type of loan that allows a borrower to finance multiple properties under one loan. This is particularly useful for real estate investors who own several properties and want to streamline their financing and simplify their repayment process.

With a blanket loan, the financed properties are usually cross-collateralized, meaning each property serves as collateral for the other properties.

6. Sellers Financing

A seller’s loan, also known as seller financing or owner financing, is a type of loan where the seller of a property provides the financing for the buyer instead of a traditional lender such as a bank or credit union.

In a seller’s loan, the buyer makes payments directly to the seller over a set period of time, typically with interest. The seller acts as the lender and receives regular payments from the buyer instead of receiving the full property sale price upfront.

Seller financing can be beneficial for both the buyer and the seller. For buyers, it can be an alternative to traditional financing, particularly for those who may not qualify for a bank loan or credit union loan due to credit issues or other financial factors. Also provide more flexibility regarding down payment, interest rates, and repayment terms.

You can apply for an SFR loan through these options depending on your portfolio qualifications, cash reserve, and requirements.

Connect with the best SFR loan lenders.

How to Qualify for SFR Loans?

Qualification criteria for an SFR mortgage depend on the type of loan the borrower opts for. Parameters will differ depending on which loan option suits the borrower the best.

Traditional (QM) Loan Requirements

1. FHA Loan

To be eligible for an FHA loan, certain requirements must be met. 

1. Firstly, a minimum credit score of 500 is necessary. 
2. Additionally, the debt-to-income ratio must be 50% or less, the percentage of income before tax spent on paying off debts such as mortgage, credit card, and student loans. 
3. A minimum down payment of 3.5% is required for individuals with a credit score higher than 580. 
4. For those with a credit score between 500 and 579, a minimum down payment of 10% is applicable. 
5. The property must meet all legal requirements, such as safety, security, and good condition, and must be the primary residence of the individual or family. 
6. At least two credit accounts are required, such as credit cards. The individual must have a legal record without fraud or tax-related crime history. 
7. The donor must provide a written declaration of the down payment with the help of a third party. 
8. Finally, for 2020, the loan limit ranges from approximately $331,700 to $765,600, depending on the area and county.

2. Conventional Loan

To obtain a conventional home loan, specific requirements need to be met. These include,

1. Good credit score, typically above 620.
2. A debt-to-income ratio of no more than 43%.
3. A down payment of at least 3% to 20% of the home’s purchase price is usually required, depending on the lender’s specific requirements and the borrower’s creditworthiness.
4. The purchased property must also meet certain standards, such as being in good condition and located in a desirable area.
5. The borrower must also have stable employment and income, with a history of consistent earnings that can be verified through tax returns and other documentation.

Non-QM Loan Requirements

3. DSCR Loan

A DSCR (Debt Service Coverage Ratio) loan is used to finance income-generating properties such as rental and multi-family properties. 

1. The main requirement for a DSCR loan is a minimum debt service coverage ratio of 1 or more.
2. This means that the property’s net operating income (NOI) must be higher than the property’s annual debt service payments, including principal and interest.
3. Depending on the lender’s specific requirements and the borrower’s financial profile, lenders may also require a minimum down payment, typically ranging from 20% to 25% of the property’s purchase price.
4. Borrowers should be prepared to provide a detailed financial plan demonstrating their ability to manage the property and generate consistent income.

Connect with the best DSCR loan lenders.

4. Bank Statement Loan

Bank statement loans are a type of alternative financing that allows borrowers to use their bank statements as proof of income instead of traditional income documentation, such as tax returns or pay stubs. Here are some of the typical requirements to get a bank statement loan:

1. Borrowers typically need a good credit score of at least 620 to qualify for a bank statement loan.
2. Borrowers must provide bank statements for the past 12-24 months to demonstrate their income and cash flow. The exact requirements for the bank statements may vary by lender.
3. While bank statement loans do not require traditional income documentation, lenders may still require some level of income verification, such as proof of self-employment, business ownership, or other income sources.
4. Bank statement loans may require a larger down payment than traditional mortgage loans. A down payment of at least 20% is common, although some lenders may require a higher percentage.
5. Lenders may require borrowers to have a certain level of cash reserves or other assets to ensure that they have the means to make their mortgage payments.

Connect with the best bank statement loan lenders.

5. Asset-based Mortgages

A loan financing option that allows borrowers to use their assets, such as savings, investments, or real estate holdings, as collateral to qualify for a mortgage. Here are some of the typical requirements for an asset-based mortgage:

1. Borrowers must provide documentation and proof of their assets to demonstrate that they have sufficient collateral to secure the mortgage.
2. Borrowers typically need a good credit score of at least 620 to qualify for an asset-based mortgage.
3. Lenders may require borrowers to have a lower LTV ratio than traditional mortgage loans. The exact LTV requirement may vary by lender, but an LTV of no more than 80% is generally preferred.
4. Lenders may require borrowers to have a lower DTI ratio than traditional mortgage loans. The exact DTI requirement may vary by lender, but a DTI of no more than 43% is generally preferred.
5. Asset-based mortgages often come with higher interest rates than traditional mortgage loans due to the higher risk involved for the lender.
6. Lenders may need a larger down payment than traditional mortgage loans. A down payment of at least 20% is common, although some lenders may require a higher percentage.

Connect with the best asset-based mortgage lenders.

6. Portfolio Loans

These loans are held by the lender rather than being sold to a third-party investor. The requirements for portfolio loans can vary depending on the lender, but there are a few standard requirements that most lenders will look for. Here are some common requirements for portfolio loans:

1. Most portfolio lenders specialize in certain properties, such as single-family homes, multi-family buildings, or commercial properties. Lenders may have different requirements depending on the type of property being financed.
2. Lenders will typically require an appraisal to determine the value of the financed property. The loan amount will be based on the appraised value of the property.
3. Most portfolio lenders will require a 20-25% down payment on the loan. The amount of the down payment can vary depending on the lender’s terms and the borrower’s financial situation.
4. Lenders typically look at the borrower’s credit score as part of the underwriting process. While requirements can vary, a credit score of 620 or higher is often required.
5. Lenders will also look at the borrower’s debt-to-income ratio (DTI), the ratio of the borrower’s monthly debt payments to their monthly income. A lower DTI is generally viewed more favorably by lenders.
6. Some portfolio lenders may require the borrower to have cash reserves to cover unexpected expenses or emergencies.

7. Blanket Loan

A blanket loan is a type of loan that finances multiple properties under a single loan. Here are some of the common requirements for a blanket loan:

1. Most blanket loans cover multiple single-family rental properties but can also be used for commercial or multi-family properties. Lenders may have varied requirements depending on the type of property being financed.
2. Lenders will typically require an appraisal to determine the value of each financed property. The loan amount will be based on the combined value of all the properties.
3. Lenders may require a certain level of equity in the properties being financed. This means the borrower should have a certain amount of ownership in each property before the loan is approved.
4. Lenders will look at the borrower’s credit score as part of the underwriting process. While requirements can vary, a credit score of 620 or higher is often required.
5.  Lenders will also look at the borrower’s debt-to-income ratio (DTI), the ratio of the borrower’s monthly debt payments to their monthly income. A lower DTI is generally viewed more favorably by lenders.
6. Some lenders may require the borrower to have cash reserves to cover unexpected expenses or emergencies.
7. Blanket loans typically include a release clause, which allows one property to be sold without having to refinance the remaining properties.
8. Some lenders may require the borrower to have experience in owning and managing rental properties.

8. Seller Financing

Seller financing is a type of loan in which the seller of a property provides financing to the buyer instead of the buyer getting a traditional mortgage from a bank. Here are some of the common requirements for seller financing:

1. Sellers may require a certain amount of equity in the property before offering financing. This means the property should be owned free and clear or has very little mortgage debt.
2. The buyer must make a down payment to the seller, typically between 10% and 30% of the purchase price.
3. The seller may offer a competitive interest rate to the buyer based on market conditions and the buyer’s creditworthiness.
4. The seller and the buyer will determine the length of the loan term, but it is typically shorter than a traditional mortgage, often between 3 and 10 years.
5. The buyer must meet certain qualifications, such as a minimum credit score, income, and debt-to-income ratio.
6. The seller and the buyer will determine the payment schedule for the loan, but it is typically a monthly payment of principal and interest.
7.  The loan may include a balloon payment, a large payment due at the end of the loan term.
8.  The property being sold serves as collateral for the loan.
9. Like any other loan, seller financing will require legal documentation, such as a promissory note and mortgage or deed of trust, to protect the buyer and seller.

Now that you are aware of the traditional and alternative loan options, it will be beneficial for you to look at the top 5 cities with the best rental increase before you begin to apply for the loan.

Connect with the best SFR loan lenders.

Top 5 Cities with the Highest Rent Increase 

Florida and Tennessee are leading the way in terms of the highest rent increase between 2021 and 2022, reflected in the cities with the most significant change in rent. Unsurprisingly, four of the five cities with the largest rent increases are in these two states.

What are the Single-Family Rental Loan Terms?

Single-family rental loan terms refer to the specific conditions and requirements associated with loans to finance the purchase of single-family rental properties. These terms can vary depending on the lender and the specific loan product, but some common features of single-family rental loans include the following:

1. Loan Amount

The amount of money that can be borrowed will depend on the borrower’s creditworthiness, the value of the property being purchased, and the lender’s lending criteria.

2. Loan-to-Value (LTV) Ratio

The maximum LTV ratio will depend on the lender’s policies but typically ranges from 70% to 80%. This means borrowers must put down a down payment of at least 20% to 30%.

3. Interest Rate 

The interest rate for a single-family rental loan is typically higher than for a primary residence mortgage. Investment property rates are usually 1% to 2% higher than standard rates.

4. Loan Term

Single-family rental loans typically have shorter loan terms than traditional mortgages, with terms ranging from 5 to 30 years.

5. Amortization

Most single-family rental loans have a fully amortizing payment schedule, meaning the loan is repaid in equal payments over the loan.

6. Prepayment Penalties

Some single-family rental loans may have prepayment penalties, which are fees charged if the borrower pays off the loan before the end of the term.

7. Collateral 

The purchased property serves as collateral for the loan, and the lender may require an appraisal to determine the property’s value.

Overall, single-family rental loan terms will vary depending on the lender and the specific loan product, so borrowers should carefully review the terms and conditions of any loan before agreeing to it.

You may opt for single-family securitization if you have minimum resources yet wish to benefit from the rental income surge.

Find the best SFR loan lenders.

What is a Single-Family Securitization?

Single-family securitization is a process whereby a pool of individual mortgage loans secured by single-family homes is packaged into a single investment product and sold to investors as securities. 

• The securities represent fractional ownership in the underlying pool of mortgage loans. Investors receive payments based on the interest and principal payments made by the borrowers on the individual mortgages in the pool.
• Single-family securitization is typically done by government-sponsored entities such as Fannie Mae and Freddie Mac, which purchase individual mortgage loans from lenders, pool them together, and issue mortgage-backed securities (MBS) to investors. 
• These MBS are backed by the cash flows from the underlying mortgage loans and are structured into different tranches based on their risk and return characteristics.
• The securitization process allows lenders to free up capital and reduce their exposure to individual mortgage loans while providing investors with a diversified investment product offering steady cash flows over time. 
• The securitization of single-family mortgages has become an important source of funding for the U.S. housing market and has helped to make homeownership more accessible for many Americans.

How to Apply for SFR Loans?

Here are some general steps to apply for Single-Family Rental (SFR) loans:

1. Determine your Borrowing Needs

Before applying for an SFR loan, it’s important to determine how much money you need to borrow, what your monthly payments will be, and what interest rate you can afford. You should also consider the loan term and any associated fees, such as closing costs or origination fees.

2. Find the Best SFR Property

Once you have determined your needs, you must find a suitable single-family rental property. Consider factors such as location, price, condition of the property, and potential for income generation when evaluating different properties.

3. Find a Lender

Once you know your borrowing needs, you can research lenders offering SFR loans. Look for lenders with experience with rental property financing and can provide competitive rates and terms. HomeAbroad has the best network of trusted and experienced SFR lenders who can help you achieve your investment goals.

Connect with the Best SFR Lenders

Get quotes from multiple lenders to compare and pick the best one!

4. Gather your Financial Documents

To apply for an SFR loan, you must provide documentation of your income, assets, and liabilities. This may include tax returns, bank statements, and credit reports.

5. Complete the Loan Application

Once you have identified a lender and gathered your financial documents, you can begin the loan application process. This may involve completing an online application or meeting with a loan officer.

6. Underwriting and Approval

After you submit your loan application, the lender will review your financial documents and assess your creditworthiness. This process is known as underwriting. If you are approved for the loan, the lender will provide an estimate of the loan terms.

7. Closing

If you accept the loan estimate, you will move on to the closing process. This typically involves signing loan documents, paying closing costs or fees, and transferring property ownership.

It’s important to note that the specific steps and requirements for applying for an SFR loan may vary depending on the lender and the loan type you seek. Working with a trusted and experienced lender who can guide you through the process and answer any questions is always a good idea. Reach out to Homeabroad and contact the best SFR loan lenders.

Connect with the Best SFR Lenders

Get quotes from multiple lenders to compare and pick the best one!

What are Single-Family Portfolio Loans?

Single-Family Portfolio Loans can be useful for real estate investors looking to grow their rental property portfolio, consolidate debt, or improve their cash flow.

• These loans are designed for real estate investors who own several single-family rental properties and want to streamline their financing by consolidating them into one loan.
• The loan is secured by the rental properties in the portfolio and is based on the overall value of the properties rather than the individual values of each property. This can help investors access more financing than they could with individual loans on each property.
• Single-Family Portfolio Loans typically have longer terms than traditional loans and may offer flexible repayment options, such as interest-only payments or balloon payments at the end of the loan term. Interest rates may be fixed or adjustable, and fees may include origination fees, appraisal fees, and prepayment penalties.

What are the Benefits of SFR Loans?

SFR (Single Family Rental) loans are a type of mortgage loan used to purchase or refinance single-family rental properties. Some of the benefits of SFR loans include:

1. Access to Financing

SFR loans allow real estate investors to secure financing for their rental property investments, which can be challenging with traditional financing methods.

2. Competitive Interest Rates

SFR loans typically have lower interest rates than other investment property loans, making them a cost-effective financing option.

3. Cash Flow

By securing an SFR loan, investors can acquire rental properties that generate income, providing them with a steady cash flow stream.

4. Tax Benefits

Rental property owners can claim tax deductions on mortgage interest, property taxes, and other expenses, reducing their tax liability and increasing their net income.

5. Diversification

SFR loans allow investors to diversify their real estate investment portfolio by acquiring multiple rental properties.

6. Appreciation

Over time, real estate tends to appreciate in value, allowing investors to build equity and potentially sell the property for a profit.

Overall, SFR loans can be a useful tool for real estate investors looking to build a portfolio of rental properties and generate passive income.

Conclusion

Single Family Rental Loans can be a great way to finance the purchase of an SFR property. Understanding your borrowing needs, researching lenders, and gathering financial documents can make the process easier. HomeAbroad’s network of experienced lenders can help you find the best loan for your investment needs and goals. Reach out to HomeAbroad today and start your journey toward SFR investing by connecting with the best SFR lenders for free!

Connect with the Best SFR Lenders

Get quotes from multiple lenders to compare and pick the best one!

Frequently Asked Questions