Pennsylvania Investor Loan Programs
Program and regulatory figures verified September 15, 2026. Details change; confirm your scenario with us.
Six programs, one process. We price the options side by side against the actual parcel rather than steering you toward the one with the best margin.
DSCR purchase and refinance
The property qualifies itself: gross monthly rent divided by the full PITIA payment, with 1.0 clearing most grids. No tax returns, no W-2s, no personal debt-to-income. Title vests in an LLC at the closing table on 1-4 unit residential rental property, and there is no agency property-count cap. Typical down payment 20-25%, with 25% standard on 2-4 units. Full guide.
Investor cash-out and BRRRR
Typically to 70-75% LTV, with the new full PITIA tested against rent. The Pennsylvania specific is that a rehab which raises value can prompt a county, school district or local taxing authority appeal, so we run the ratio at both the current and a post-appeal assessment before you commit a rehab budget. Full guide.
Short-term rental financing
Pennsylvania has no statewide short-term-rental law, so the rule is municipal every time. Our underwriting rule follows from that: long-term rent carries the file unless the municipal permit is already issued, in which case documented short-term revenue can be used with a haircut. Permits by city.
Conventional investor loans
Fannie Mae allows up to 10 financed properties. Where your documented income supports the debt-to-income, this is usually the cheaper capital on the first few doors, and we will say so rather than steering you to DSCR. The ceiling, not the pricing, is what eventually moves a growing portfolio. Scaling guide.
Bank statement loans
For self-employed Pennsylvania borrowers: 12 to 24 months of deposits with an expense factor applied, instead of tax return net income. This is also the program for an owner-occupied purchase or a 2-4 unit you will live in, both of which sit outside DSCR. Full guide.
1031 exchange financing
45 days to identify, 180 days to close. DSCR shortens the critical path because there is no income file to assemble, and we run the Pennsylvania assessment check during identification rather than at underwriting. Full guide.
DSCR ratio calculator
Run the ratio yourself before you call us. The Pennsylvania version of the question is always the tax line, so put the parcel's actual annual tax in the calculator rather than an estimate from purchase price. Open the calculator.
Entity and LLC structures
LLC vesting at the first closing, multi-member and partner structures, personal guaranty standard. No entity seasoning required. Full guide.
How we pick a program with you
| Your situation | Where we usually land |
|---|---|
| First rental, strong documented income | Conventional investor loan |
| Rental, returns will not support the DTI | DSCR |
| Want the LLC on the deed from day one | DSCR |
| Past 10 financed properties | DSCR |
| Buying a home or a unit you will occupy | Bank statement |
| Rehab with capital coming back out | DSCR cash-out, ratio run twice |
| Exchange proceeds on a deadline | DSCR, with assessment checked at identification |
Where we lend in Pennsylvania
Statewide. Market guides: Pittsburgh, Philadelphia, Scranton and Wilkes-Barre, the Lehigh Valley, Harrisburg and Erie.
No pressure and no obligation: a 20-minute call with our team, the real full payment run against a realistic Pennsylvania rent, with the actual parcel tax bill in it, and a straight answer on whether the deal clears before you write an offer.
Frequently asked questions
Which Pennsylvania investor loan program should I use?
If your documented income supports the debt-to-income on your first few doors, a conventional investor loan is usually the cheaper capital, up to Fannie Mae's 10-financed-property ceiling. Move to DSCR when the returns will not support the ratio, when you want LLC title at the first closing, when the timeline is tight, or when you pass the property-count ceiling. We price both against the actual parcel.
Do you finance short-term rentals in Pennsylvania?
Yes, with one rule. Because Pennsylvania has no statewide short-term-rental law and every rule is municipal, we underwrite the long-term rent unless the municipal permit is already in hand. Where it is, documented short-term revenue can carry the file, usually from a trailing-12 operating history or a third-party projection with a haircut applied.
What down payment do your Pennsylvania investor programs require?
On DSCR, typically 20-25%, with 25% standard on 2-4 unit properties. Investor cash-out typically runs to 70-75% of appraised value. Conventional investor financing follows the agency grid. Against Pennsylvania's basis those percentages are smaller checks than most states demand, particularly in Erie, Wilkes-Barre and the Mon Valley.
Can I get an investor loan in Pennsylvania without tax returns?
Yes. A DSCR loan requires no personal tax returns, no W-2s, no 4506-C transcript and no debt-to-income calculation; the property's rent against the full PITIA payment does the qualifying. For an owner-occupied purchase, where DSCR does not apply, a bank statement loan qualifies self-employed income from 12 to 24 months of deposits instead of returns.
Do you lend across all of Pennsylvania?
Statewide, with dedicated market guides for Pittsburgh, Philadelphia, Scranton and Wilkes-Barre, the Lehigh Valley, Harrisburg and Erie. Because Pennsylvania's tax math is county-specific, every quote starts the same way regardless of market: we pull that parcel's actual assessed value and the county, municipal and school district millage that applies to it.
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content, not a loan commitment and not legal or tax advice. County assessment practice, school district millage, city rental-permit rules, and short-term-rental ordinances change; confirm current requirements with the county assessment office, your CPA, or a Pennsylvania real estate attorney before you buy. Loans are subject to buyer and property qualification.