The Quick Read: No, the bank statement HELOC lines in Lendmire’s wholesale network cannot close in an LLC’s name, because the programs do not permit an LLC to be on title, so the amount you can borrow in the LLC’s name is zero and the real question becomes whether to move title to yourself or use a loan built for entities. Lendmire is a mortgage broker, so this comes from how the programs it places files with are built. The line goes to an individual or a revocable living trust, and the amount depends on equity, credit, and debt load.
- Title decides first. If the LLC owns the property, the file stops before anyone looks at your bank statements.
- The investment-property ceiling is 70% combined loan-to-value (CLTV). The maximum line is $500,000, and the minimum credit score is 700.
- Bank statements replace tax returns, not the income test. Debt-to-income still applies, with a 50% maximum.
- The LLC route is a DSCR cash-out refinance. It tests the rent against the payment, and on standard rentals it tops out around 75% loan-to-value.
- Deeding the property out of the LLC to borrow, then back, carries real risk. It can trip the due-on-sale clause on your existing loan.
Key Terms Defined
You will see these terms throughout. Each one changes the answer.
HELOC is a home equity line of credit. It is a revolving line secured by a property. On an investment property, the line sits in first or second lien position.
CLTV is combined loan-to-value. You add the first mortgage and the new line, then divide by the property’s value.
Vesting is how title is held, meaning whose name is on the deed. On these lines, vesting must be an individual or an inter vivos revocable living trust (a trust you can change or cancel during your life).
DSCR is the debt service coverage ratio. It divides monthly rent by the full monthly payment on the property, which lenders call PITIA (principal, interest, taxes, insurance, and any association dues).
Due-on-sale clause is a term in most mortgages that lets the lender demand the full balance if the property is transferred.
Bank statement income means the lender estimates your income from 12 to 24 months of deposits instead of tax returns.
How large a line the equity supports.
An equity line is sized by combined loan-to-value, occupancy, and credit — not by rental coverage. Switch the occupancy or the credit band and the ceiling moves with it.
Investment-property lines require a 700 minimum credit score; second-home lines start at a 640 minimum and primary-residence lines at 600, and the combined-LTV ceiling steps down as the credit band drops on primary-residence and second-home lines and holds on investment-property lines; the line cap steps down on primary-residence lines and holds at every tier on investment-property and second-home lines.
A debt-to-income ratio above 45% requires 680+ credit. Profiles under 640 are limited to single-family homes. At least 75% of the approved line is drawn at closing. Ceilings, floors, and caps update from Lendmire’s centralized guideline source.
Line estimate
Illustrative estimate only — not a quote, Loan Estimate, approval, or commitment to lend. The rate is an editable assumption; equity-line pricing is variable through both the draw and repayment periods and never converts to fixed. Occupancy and credit drive the ceiling together: an investment property tops out at 70% combined LTV (minimum credit 700, line cap $500,000); a second home tops out at 90% combined LTV (minimum credit 640, line cap $500,000), with the ceiling stepping down as the credit band drops (the cap holds at every tier); a primary residence tops out at 90% combined LTV (minimum credit 600), and its $750,000 maximum line is available only at 75% combined LTV or below with a 700-or-better credit profile (720 on the longer-runway program) and a full appraisal. Lines above $500,000 require a full appraisal. Credit, debt-to-income, property type, and full underwriting review all affect the final line.
How Big Can the Line Be for an Individual Borrower?
The line equals 70% of the property’s value, minus what you already owe on it, capped at $500,000. That applies to an investment property held in your own name or a revocable trust. Lines on investment properties run from $25,000 to $500,000.
Start with the equity math. Combined loan-to-value is your first mortgage plus the new line, divided by value. The 70% ceiling is the same whether you want a small line or a large one. Then the $500,000 cap applies on top, which only matters on higher-value properties.
Here is how the sizing plays out at three leverage levels. These are percentages of value, not dollar amounts.
| First mortgage | Room under 70% CLTV | Result |
|---|---|---|
| 40% of value | 30% of value | Line sized to that room, up to the cap |
| 60% of value | 10% of value | Small line, if it clears the $25,000 minimum |
| 70% of value or more | None | No line available |
Equity is only the first test. The lender then reviews your file on the interest-only payment calculated on the full line, not just what you plan to draw. That choice matters when you want a large line for flexibility. A bigger line counts fully against your 50% maximum debt-to-income ratio.
Credit sets the next gate. The minimum score is 700 on an investment property, and the ceiling stays at 70% CLTV at 700 or above. Property types include single-family, 2-4 units, PUDs, townhomes, and condos, including non-warrantable condos. Manufactured homes, co-ops, condotels, log homes, and commercial, mixed-use, or agricultural properties are not eligible.
A few structural facts shape the borrowing experience:
- At least 75% of the line is drawn at closing, so this is not a pure standby line.
- The draw period is 5 years interest-only, followed by 25 years of fully amortizing repayment.
- Pricing floats during both periods and never converts to fixed.
- A borrower is limited to three lines, and anyone with more than 15 financed properties is not eligible.
- Lines of $500,000 or less ordinarily use an automated valuation instead of a traditional appraisal, though a higher CLTV may call for a second valuation, and you can request a full appraisal.
This HELOC is offered only in Lendmire’s 16 full-service states. That is narrower than the 41-market DSCR footprint, which covers 40 states plus Washington, D.C. Every figure is subject to lender guidelines and full file review.
What Do the Bank Statements Actually Do?
Bank statements prove income. They do not raise the line, and they do not change who can hold title. The lender reviews 12 to 24 months of personal or business statements, calculates qualifying income from the deposits, and applies an expense factor to business accounts.
That answers a common question: do deposits in your LLC’s business account count? They can, as part of the income picture for you as the individual owner, after the expense factor. The borrower is still you, not the company.
The statements replace tax returns in the income review. They do not replace the rest of the file. The lender still looks at credit, the debt ratio, equity, and the property. Strong deposits will not fix an LLC deed, and they will not fix a credit score under 700 on an investment line. Lendmire’s piece How to Qualify for a Bank Statement HELOC Closed in the Name of Your LLC walks through the document side in more detail.
An LLC owned by a trust, or by several members, does not change this. The lender looks at who holds title to the property. An LLC is an LLC, whoever owns its shares.
Why Won’t the Line Close in an LLC’s Name?
It is product design, not a legal ban. These lines are built as individual-borrower products. The network’s rules say an LLC, corporation, partnership, or an irrevocable, blind, or land trust cannot hold title.
Lenders have made the same choice, which is why investors often hear that a HELOC on LLC-held property is hard to find. NerdWallet notes that lenders see higher default risk on investment properties, requirements are stricter, not every lender offers the product, and multiple appraisals may be required.
Business-purpose loans are treated differently from consumer mortgages. Credit extended primarily for a business purpose, or to anyone other than a natural person, falls outside the consumer lending rules, per the CFPB’s summary of the Truth in Lending exemptions. That is why an entity-level line is a commercial product, not a retail HELOC with a company name on it. A personal guarantee does not convert a consumer-style line into an LLC loan. It only helps with lenders that underwrite the entity directly.
Bottom line: nothing forbids you from borrowing against rentals. The product you want simply is not built that way on this network.
Four Routes When the LLC Already Owns the Property
You have four realistic paths. Which one fits depends on whether you value the LLC’s liability separation or the revolving access more.
| Route | Borrower and title | Effect on the LLC | Main tradeoff |
|---|---|---|---|
| Move title to yourself or a revocable trust | You, personally | LLC protection is lost on that property | Possible due-on-sale issue |
| Borrow against another property you own personally | You, personally | LLC stays untouched | Needs equity and a 700 score |
| Entity-level bank or credit union line | The LLC, often with a personal guarantee | Guarantee puts your assets behind the loan | Commercial terms, thin availability |
| DSCR cash-out refinance | The LLC, subject to program eligibility | LLC stays in place | Lump sum, not a revolving line |
The first route gives you the revolving line but costs you the LLC’s shield on that property. The second keeps the LLC clean but needs another property with equity. The third works for some borrowers, though availability is limited and the guarantee matters. The fourth keeps everything in the LLC and is the route Lendmire arranges for entity-held rentals.
The DSCR Cash-Out Route for LLC-Held Rentals
A DSCR cash-out refinance is the network’s path for LLC-held rentals, subject to program eligibility. The lender tests the property’s rent against its payment. Your personal deposits are not the test.
Most files on standard rentals land at up to 75% loan-to-value on a cash-out refinance, and about 6 months of seasoning is the common expectation. Short-term-rental collateral is lower: cash-out tops out at 70% on short-term rentals versus 75% on standard rentals. Expect a 640 or better score and about 12 months of hosting history on a short-term rental. Short-term rental rules can vary by city, county, HOA, and property type, so investors should confirm local rules before relying on projected rental income.
Coverage is where these loans differ most from a HELOC. A 1.00 coverage ratio is where many select programs start, and a separate select-lender path takes coverage below 1.00 with leverage and terms adjusted. Stronger ratios open better pricing and leverage. Credit floors vary, too: a 620 floor exists in parts of the network, most programs want around 660, and 700 or better unlocks the strongest leverage tiers. Loan sizes run up to $3,000,000 on standard programs (smaller balances available through select lenders), and reserves commonly sit around 6 months of PITIA, though they vary by lender, leverage, loan size, and transaction type.
One caution on the word cash flow. Clearing 1.00 means the rent covers the payment on paper. It does not mean the property makes money. Repairs, vacancy, management, utilities, and capital expenses sit outside that calculation.
DSCR loans are designed for non-owner-occupied investment properties. Because they are business-purpose investor loans, they are reviewed differently from a standard owner-occupied mortgage. You can read the full picture in Lendmire’s complete DSCR loans guide.
What About Deeding the Property Out, Borrowing, and Deeding It Back?
Many investors try this, and it carries more risk than it looks. It can trigger the due-on-sale clause on your existing mortgage, and it strips the LLC’s protection while the property sits in your name.
Federal law protects some transfers from due-on-sale enforcement, but the list is narrow. The Garn-St Germain exceptions cover residential property with fewer than five units and do not list transfers to an LLC. So deeding a mortgaged rental into or out of an LLC can give your existing lender grounds to call the loan.
In practice, many lenders do not enforce the clause on single-member LLC transfers. That is practice, not protection. A lender can change its mind, and you would be the one holding a balance due.
If you decide to move title anyway, the safer approach is to change vesting as part of the closing, coordinated with your title agent and attorney, instead of deeding first and hoping. Then ask yourself whether you would still want the property outside the LLC for the full draw and repayment period. A 5-year draw plus 25-year repayment is a long time to hold a rental without the entity’s protection.
Can You Fund the LLC From Your Personal Home’s Equity?
Yes, many investors do. They borrow against a personal residence and contribute the funds to the LLC as member capital. The payments and the obligation stay with you personally, and the LLC does not become the borrower.
Keep the money trail clean. Mixing business and personal use of proceeds can complicate how a lender classifies the loan. Use an attorney or CPA to set up the transfer on paper before you draw.
Edge Cases Worth Knowing
Credit under 700 on an investment line. The HELOC is not available on this network. The DSCR route has a lower credit floor in parts of the network.
Large portfolios. A borrower with more than 15 financed properties is not eligible for the HELOC. A DSCR file looks at one property’s rent at a time, so portfolio size matters differently.
A property listed for sale. In several states, a property listed for sale or listed within the past 60 days is ineligible. Check before you apply.
Fixed-rate preference. A HELOC floats and never converts to fixed. If you want a predictable payment, a closed-end DSCR cash-out with a 30-year fixed structure fits better, and select lenders offer longer terms or interest-only periods.
Which Route Fits Your Situation?
Start with where the property is titled, then work down:
1. Titled in your own name or a revocable trust, credit at 700 or better, enough equity? A bank statement HELOC fits if you want revolving access and can live with a floating payment.
2. Titled in an LLC and you want to keep it there? A DSCR cash-out refinance is the network’s route, subject to program eligibility.
3. Another property you own personally has equity? Borrowing against it and contributing funds to the LLC keeps the entity intact.
4. Under 700, or an owner of more than 15 financed properties? Skip the HELOC and look at DSCR.
5. Not sure? A broker that shops multiple wholesale lenders can match your property, credit, and leverage to the program that fits.
A HELOC also adds a lien and a payment to your personal debt ratio, and it must be repaid if you sell. A closed-end DSCR cash-out gives you a lump sum with no revolving access. Neither is better in the abstract. The right one depends on how you plan to use the money.
This article is general information, not legal or tax advice. Talk with a qualified attorney or CPA about how your title, entity, and existing mortgages interact before you move a deed.
Frequently Asked Questions
Can any HELOC be written to an LLC?
Some commercial lenders offer entity-level lines, usually with a personal guarantee, but the bank statement HELOC lines in Lendmire’s network do not. Those lines require title in an individual’s name or a revocable living trust. If an LLC holds the property, the options are a vesting change or a DSCR cash-out refinance.
How many months of bank statements do I need?
Typically 12 to 24 months of personal or business statements. The lender estimates your qualifying income from deposits and applies an expense factor to business accounts. Statements replace tax returns in the income review, but credit, debt-to-income, and equity are still tested.
Does a personal guarantee make an LLC eligible?
It helps only with lenders that underwrite the entity directly. It does not turn a consumer-style HELOC into an LLC loan. A guarantee also puts your personal assets behind the debt, which reduces the liability separation you formed the LLC to get.
What is the maximum line on an investment property?
$500,000, at up to 70% combined loan-to-value, and a minimum 700 credit score. Your actual line is whatever fits under that 70% ceiling after subtracting your first mortgage, and it must also clear a 50% maximum debt-to-income ratio. Each file is reviewed individually. Each figure is subject to lender guidelines and a complete review of property type, leverage, and credit.
Should I deed the property out of my LLC to qualify?
Think carefully first. Moving title can trigger the due-on-sale clause on your existing mortgage, and it removes the LLC’s protection while the property is in your name. If you go this route, coordinate the vesting change at closing with your attorney and title agent.
Next Step
If you are considering a home equity line and want to see how the numbers work, Lendmire can help you compare HELOC options based on the property, the equity available, credit profile, combined leverage, and your goals. It can also show you when a DSCR cash-out refinance is the better fit for an LLC-held rental.
About Lendmire
As a mortgage broker (NMLS# 2371349), Lendmire helps homeowners and real estate investors in its 16 full-service states open home equity lines of credit arranged through wholesale lenders. Lendmire is never the lender; line amounts, ceilings and terms are set by the lender under its guidelines. Scotsman Guide named Lendmire a Top Mortgage Workplace in both 2025 and 2026.
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Informational only. Not a Loan Estimate, approval, or commitment to lend. Program availability and eligibility are subject to lender guidelines, credit approval, property review, and underwriting.
References
1. NerdWallet
2. CFPB: Truth in Lending Act summary
3. FedLaws: Garn-St Germain Act due-on-sale triggers and exceptions
4. The Chicago Landlord Lawyer: Transferring property into an LLC
This article is part of Lendmire’s bank statement HELOC program — full qualification details, guidelines, and scenarios live on the program page.
Related reading: Can You Get a Bank Statement HELOC Without Changing the Deed? · Can You Get a Bank Statement HELOC Without Deeding to Personal Name? · Can You Get a Bank Statement HELOC for LLC-Titled Borrowers Who Want Equity?
Brandon Miller
Founder & CEO, Mortgage Loan Originator, Lendmire LLC
- Mortgage Loan Originator · NMLS# 1129696 · Verify on NMLS Consumer Access
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- Lendmire LLC · Firm NMLS# 2371349 · Verify firm licensure
Required disclosures. Lendmire (NMLS# 2371349) operates as a licensed mortgage broker, not a direct lender or depository. The discussion in this article is general in nature and should not be relied upon as financial, legal, or tax advice — every investment scenario is unique and should be reviewed by a qualified professional. Any loan inquiry is subject to lender underwriting, and this article is not a commitment to lend or a guarantee of approval. Mortgage rates, loan terms, and program guidelines vary by borrower, property, and state, and may change without notice. Equal Housing Opportunity. Verify licensure at NMLS Consumer Access.