> ## Documentation Index
> Fetch the complete documentation index at: https://cameron.mintlify.site/llms.txt
> Use this file to discover all available pages before exploring further.

# Investment Properties

> Using self-employed mortgage programs to finance rental and investment real estate

Self-employed mortgage programs are popular for investment property financing. Self-employed investors often have complex tax situations that make traditional documentation difficult, and these programs offer more flexibility than conventional investment property loans.

## Why Investors Choose These Loans

* Tax returns often show losses due to depreciation and write-offs
* Conventional investment property guidelines are restrictive
* Higher loan amounts available than conventional limits
* Can finance multiple properties without hitting conventional caps

## Typical Investment Property Requirements

| Requirement  | Common Guidelines             |
| ------------ | ----------------------------- |
| Down payment | 20-25% minimum                |
| Maximum LTV  | 75-80%                        |
| Credit score | 680+ (some lenders allow 660) |
| Reserves     | 6-12 months per property      |
| DTI          | Up to 50%                     |

Investment properties have stricter requirements than primary residences due to higher default risk.

## Using Rental Income to Qualify

Some lenders allow rental income to supplement your qualifying income:

**Subject property rental income** — Projected rent from the property you're purchasing, typically supported by an appraisal with rental analysis or existing lease.

**Other rental income** — Income from investment properties you already own, documented through leases and bank statement deposits.

Lenders may use 75% of gross rent to account for vacancy and expenses.

## Property Types

Most lenders financing these loans will fund:

* Single-family rentals
* 2-4 unit properties
* Condos (including non-warrantable)
* Short-term rentals (Airbnb/VRBO) with some lenders

## Rate and Pricing Impact

Investment properties carry pricing adjustments:

| Factor                        | Typical Adjustment |
| ----------------------------- | ------------------ |
| Investment property occupancy | +0.50% to +0.75%   |
| 2-4 units                     | +0.25% additional  |
| Cash-out refinance            | +0.25% to +0.50%   |

A single-family investment purchase might be 0.5% higher than an equivalent primary residence loan. A 4-unit cash-out refinance could be 1%+ higher.

## Multiple Investment Properties

If you own multiple financed properties, lenders typically require additional reserves for each—often 2-6 months PITIA per property beyond the subject property. This can add up quickly for portfolio investors.