Home / DSCR / You can live in one state and own the rental in another.
Updated September 2026
DSCR guide
You can live in one state and own the rental in another.
DSCR does not require you to live near the house. The property's rent is the test, not your commute. Out-of-state files fail when the taxes, insurance, or rent are copied from your hometown. A homestead exemption on the tax bill is a clue you are using the wrong number. Insurance for a tenant-occupied house is not a primary-home policy. We fund the file when the local numbers are real. Entity vesting is common when you will not be the person collecting rent in person.
Sending a file is not an approval and not a credit pull. We text the same business day. We do not call. If we can structure it, we name the door. If we cannot, we say so.
The screen
| Remote file | Get this locally |
|---|---|
| Rent | Local lease or local market, not your city's |
| Taxes | Investor tax bill, not a homestead discount |
| Insurance | Landlord policy for that county |
| Management | A manager is fine. It does not replace the rent test |
What we fund
- Investors buying their next market
- LLC holds in another state
- A portfolio spread across states
What we still need. Short list.
- Credit is still reviewed. A lower score changes leverage, it does not skip the file.
- Reserves and down payment, sourced, when that screen asks for them.
- Appraisal plus a lease, market rent, or a short-term rent schedule.
- Entity documents if you close in an LLC.
Questions
Do I have to visit the property?
The lender does not require you to live there. The appraiser still inspects it.
Can the property manager's lease count?
Yes if it is a real lease. The manager does not become the borrower unless the entity says so.
Which states do you not do?
Send the state. DSCR is not the six-state HELOC list. If we cannot place it, we say so.
Related
These are the guidelines we screen. They are not a promise that your file hits the maximum. Credit-event seasoning, occupancy, and property condition still have to be confirmed. Not a commitment to lend. We text. We do not call.