Investor loans finance a property that is not your primary residence. Instead of qualifying primarily on your personal income, many programs qualify you on the deal itself, most often through DSCR, or Debt Service Coverage Ratio, which compares the property's rental income to its debt payment. A DSCR at or above 1.0 means the property covers its own mortgage payment.

That is why investor financing is often built around the property. Lenders will focus on the lease or market rent, your purchase price and loan amount, and how the numbers hold up at the rate and payment for that specific deal. The goal is to evaluate whether the property can support the mortgage and help you keep moving toward the next acquisition.

Through Geneva's portfolio lending division, which is direct lending using the company's own capital rather than a conventional agency loan, there is fix and flip financing (up to 90% of cost and 65% of value, up to $2M, closings in about 10 days), bridge loans ($50K to $2M, 30 year fixed or interest only), new construction lending (up to 85% of cost and 65% of value with in house inspections), and transition loans that let you close on a new home before your current one sells, with no contingent offer required.

Because these are portfolio products, they can be designed for speed and for scenarios that do not fit an agency checklist. This is useful when you need to close quickly, when a property needs repairs, or when you are working through a more complex file and you still want a clear, predictable path to funding.

Real estate investors building a rental portfolio, house flippers who need to move fast, borrowers whose income does not fit a conventional box, and anyone told no by a traditional lender because the deal did not match a standard checklist.

This includes both newer investors buying their first rental and experienced investors scaling across multiple properties. If you care about cash flow, leverage, and closing timelines, and you want financing that is evaluated through an investor lens, this is the kind of lending built to support that plan.