Investment Properties

Reserves, appraisal count, and permitting status all move with loan size and property type, not with the calendar.

DSCR stands for debt service coverage ratio.

Leverage steps down as the loan gets bigger — roughly every million dollars — while credit floors and reserve documentation step up at the same time.

Sale prices in the area (MLSListings) push most acquisitions into the higher leverage tiers, where purchase financing typically tops out at 65-75%.

The appraiser sets the rent number the lender actually uses, and it caps out at the lower of that figure or the signed lease.

There is no federal size line that defines “super jumbo.” Every lender draws its own ladder, and the ladder is where the real underwriting story lives.

There’s no federal size cutoff for “super jumbo.” Lenders set their own ladder, and leverage steps down as the loan balance climbs.

Coverage on a Napa luxury rental gets built from a 12-month figure, haircut for realism, then measured against the property’s full monthly obligation.

Insurance, thin comparable sales, and short-term rental permitting all complicate the file well before the loan amount does.

Leverage steps down as the loan gets bigger, credit requirements step up, and reserve math starts to matter more than almost anything else on the file.

The rent has to clear the lender’s coverage floor, or a reduced-leverage or no-ratio path has to fill the gap.