Investor desk
Qualified on the property, not your returns
Four investor products, one desk, run by someone who owns eleven doors of her own. No personal debt-to-income calculation, no cap on financed properties, and LLC closings at no extra charge.
Buy it, fix it, bridge it, or hold all of it
Most of our repeat clients start with one DSCR loan and end up with a blanket over nine properties. These four products are the path.
DSCR rental loans
Qualified on rent divided by PITIA, no personal DTI
660Detail
Fix and flip
To 85% of purchase and 100% of rehab, drawn in stages
Up to 100% of budget, released in drawsDetail
Bridge loans
12-month interest only, buy before your current home sells
680Detail
Portfolio blanket loans
5 to 40 doors under one note, one payment, one closing
Blended portfolio DSCR of 1.20 or higherDetail
Run the ratio before you write the offer
Two minutes here saves an inspection fee later. If the answer lands between 1.00 and 1.10 there are three levers worth pulling, and we will tell you which one is cheapest.
- Loan amount
- $196,000
- Principal and interest
- $1,354
- Taxes, monthly
- $285
- Insurance, monthly
- $115
- Full PITIA
- $1,754
- Minimum down at this tier
- 20%
- Monthly cash flow before vacancy and repairs
- $346
Our most common approval band on Philadelphia row homes.
How the ratio prices
1.25 and above
Best pricing
Full leverage, best rate tier, most flexible reserves requirement.
Minimum down 20%
1.10 to 1.24
Standard pricing
Our most common approval band on Philadelphia row homes.
Minimum down 20%
1.00 to 1.09
Add 0.375%
The property covers, but with no margin. Interest-only often moves it up a tier.
Minimum down 20%
0.75 to 0.99
Add 0.875%
No-ratio structure. Higher reserves, six months PITIA verified.
Minimum down 25%
Sample investor pricing. Rate, adjustments and tier boundaries are illustrations for this demonstration site, not a quote. Rent is taken from the lease or the appraiser's Form 1007, whichever the file supports.
Who runs the desk
Amara Okonkwo
Investor lending lead · NMLS #XXXXXXX
Amara owns eleven rental doors of her own across West Philadelphia and Upper Darby, which is why investor clients tend to stay with her. She models DSCR with realistic vacancy and turn costs rather than the appraiser's best case, and she will say plainly when a deal does not work at any leverage.
- Focus
- DSCR, fix and flip, bridge, blanket portfolios
- With Keystone since
- 2017
- Median DSCR file
- 19 business days
- Median fix and flip close
- 9 business days
How a Philadelphia portfolio usually gets built
- 01
Door one
A row home bought with a DSCR loan at 20% down. Rent $2,100 against a $1,754 PITIA, coverage 1.20, standard pricing. No tax returns requested at any point.
- 02
Doors two and three
Same structure. Agency lenders would already be counting your financed properties against the ten-property limit. DSCR does not count.
- 03
The distressed one
A fix and flip loan at 85% of purchase with the rehab drawn against inspection. At completion you either sell or refinance into a DSCR loan and keep it.
- 04
The one you cannot wait for
A bridge loan lets you take an off-market property down in eleven business days and refinance afterwards, without a contingency.
- 05
Consolidation
At five or more properties a blanket loan collapses the lot into one note, one payment and one renewal date, qualified on a blended 1.20 coverage ratio.
Investor lending questions
If a deal does not work at any leverage, we will say so on the first call rather than after you have paid for an appraisal.
Read the DSCR explainerA rental property loan qualified on the property's income rather than yours. Debt service coverage ratio is gross monthly rent divided by PITIA: principal, interest, taxes, insurance and any association dues. A $2,400 rent against a $2,000 PITIA is 1.20. There is no personal debt-to-income calculation and no tax returns.
Agency guidelines cap you at ten financed properties. DSCR does not cap you at all, which is why investors beyond their tenth door end up here. Blanket portfolio loans take five to forty properties under a single note.
Yes, on every investor product, at no additional charge. Members provide a personal guaranty and title goes into the entity at closing. Taking title personally and transferring later can trigger a due-on-sale clause, so we would rather do it correctly the first time.
Yes, with a documented twelve-month operating history from platform statements or a property manager's report. We underwrite to a trailing twelve-month average rather than peak season. Without that history we use long-term market rent from the appraiser's Form 1007 instead.
Our standard DSCR structure carries a 5/4/3/2/1 step-down, meaning 5% of the balance in year one falling to 1% in year five. It can be bought out in points at closing. If your holding period is under three years, price that buyout before you sign rather than after.
Bring us the address and the rent
That is enough for a coverage ratio, a price tier and a realistic closing date. Everything else can wait.
No application fee. Soft credit pull at pre-qualification. Flat $1,095 origination at closing.
Licensed, approved and audited
- Equal Housing Opportunity lender
- In-house underwriting since 2009
- Licensed in PA, NJ, DE and MD
- Fannie Mae and Freddie Mac seller-servicer
- FHA, VA and USDA approved
- 4.9 from 1,284 closed-file surveys
Sample credentials for a demonstration site. NMLS identifiers are placeholders pending the client's licensing details.