Financing Built for Real Estate Investors, Not Just Homebuyers
An investment property loan isn't the same product as the mortgage on your primary residence — underwriting looks at different factors, down payment requirements are typically higher, and in many cases, the property's own rental income can be part of the equation. Whether this is your first rental or your fifth, we structure financing around your investment strategy.
What We Offer Investors
Financing for single-family rental homes, condos, and 2–4 unit properties
Purchase and cash-out refinance options on existing rental properties
Programs that can qualify based on the property's projected or actual rental income, useful for investors whose personal debt-to-income ratio is already stretched across multiple properties
Support for both new investors and those actively building a multi-property portfolio
What's Different From a Primary Residence Loan
Higher down payment requirements — typically well above what's required for an owner-occupied purchase
Slightly higher interest rates, reflecting the increased risk lenders associate with non-owner-occupied properties
Reserve requirements — many programs require proof of additional cash reserves beyond the down payment and closing costs
Rental income consideration — depending on the program, current or projected lease income on the subject property can help you qualify
Who This Is For
First-time investors purchasing a rental property in Utah's growing market
Landlords looking to refinance an existing rental to pull out equity for their next purchase
Portfolio investors who already own several properties and are running into personal income qualification limits on conventional loans
How Lenders Evaluate a Rental Property
Beyond your personal finances, the property itself has to make sense on paper. Here's what shapes an investment loan approval.
Rent vs. mortgage — the property's rent should comfortably cover the payment and operating costs.
Location & market — demand and rent trends in the area affect projected income.
Reserves — cash on hand beyond closing proves you can weather vacancies.
Property type — single-family, condo, and 2–4 unit each have their own guidelines.
Using a Cash-Out Refinance to Fund Your Next Purchase
Many investors grow their portfolio without saving fresh cash — they let appreciation and paydown build equity in an existing rental, then refinance to pull that equity out as a down payment on the next one. With Utah's strong appreciation over recent years, that strategy has helped plenty of landlords scale faster than saving from scratch would allow.
Keep in mind: cash-out refinances on investment properties typically require more retained equity than a primary-residence cash-out, and the new loan will be sized around the property's current appraised value and rent. We'll model the exact numbers for your rental before you commit.
Frequently Asked Questions
How much down payment do I need for an investment property?
It's typically higher than an owner-occupied purchase — we'll give you the exact figure based on the property type and program.
Can the rental income from the property help me qualify?
In many cases, yes — current lease income or projected market rent (via an appraiser's rent schedule) can be factored into qualification.
Is there a limit to how many investment properties I can finance?
Conventional guidelines cap the number of financed properties, but portfolio and alternative-documentation programs can extend beyond that limit.
Can I use a bank statement or P&L loan for an investment property?
Yes — self-employed investors often combine alternative income documentation with investment property financing.
Can I count rental income from a property I haven't leased yet?
Often, yes. For a purchase, many programs use projected market rent from an appraiser's rent schedule rather than requiring an existing lease. We'll confirm which programs allow it for your scenario.
What reserves will I need for multiple properties?
Most programs require a set number of months of payments in reserves for each financed property — the exact amount depends on the program and how many you already own. We'll lay out the specific reserve requirement for your portfolio.
Ready to Expand Your Portfolio?
Let's talk through the property, your goals, and which financing structure makes the most sense.
Discuss My Investment Property Loan