Dominion Financial’s Express Rental Loans help investors close DSCR deals in as little as 10 days with price-beat protection.
It’s a familiar scenario for seasoned investors: you find a property with strong cash flow potential, solid upside, and manageable rehab. The hard part is done; you found the deal. Now you just need financing… and that’s where things start to unravel.
You submit your application to a lender with seemingly fair rates, and then the frustrations begin. They request the same documents repeatedly. The closing drags. Communication is spotty. Then, out of nowhere, the terms change… and the seller, tired of waiting, takes another offer.
Why This Keeps Happening
This isn’t a one-off story; it’s a systemic problem in real estate investing.
According to a report from the National Association of Realtors, an astonishing 23% of all contracts were either delayed or terminated prior to closing in 2025. At the core of this problem are inconsistent rates, misleading initial quotes, and chronically slow lenders.
In today’s market, delays and uncertainty aren’t just frustrating; they’re a direct threat to your business. When speed and certainty matter, a slow lender weakens your offer, even at the same price. Sellers prioritize a fast, reliable close.
Partnering with a lender that isn’t built for the realities of investing leads to lost deals, higher opportunity costs, and slower portfolio growth.
So, how can you ensure your financing solution is an asset rather than a liability to your deal-making?
The answer begins with understanding the most powerful tool for buy-and-hold investors: the DSCR loan.
What Makes a DSCR Loan Different?
For most investors, the Debt Service Coverage Ratio (DSCR) loan is a core tool. Unlike traditional rental loans that rely on personal tax returns and debt-to-income ratios, a DSCR loan qualifies the property based on its income-producing ability.
That shift, from borrower income to property cash flow, is what transforms a mortgage into a true investment vehicle.
By eliminating personal DTI constraints, DSCR loans allow investors to scale faster, making strategies like BRRRR far more efficient, especially during the refinance step.
How DSCR Underwriting Works
At its core, the analysis is simple:
DSCR = Net Operating Income (NOI) ÷ Total Debt Service
A 1.0x ratio means the property only breaks even. Most lenders require at least 1.20x, meaning the property generates 20% more income than needed to cover its debt, creating a healthy cash flow cushion.
To calculate NOI, underwriters:
- Establish gross rents (typically the lesser of in-place leases or market rent)
- Subtract a vacancy factor (usually 5–7%)
- Deduct operating expenses such as property taxes, hazard insurance, and HOA dues
They then compare that NOI to the total monthly debt service (PITI). The result comes down to one objective question:
Does this property produce enough cash flow to justify the loan?
While DSCR loans are powerful tools, terms and execution vary by lender. For a deeper breakdown, from NOI calculations to lender benchmarks, we’ve created a comprehensive DSCR Rental Loan Guide.
Because the product is only half the equation. The lender’s ability to execute is the other.
DSCR Price-Beat Guarantee
At Dominion Financial, we make a simple promise: our 30-year DSCR rental loans come with a Price-Beat Guarantee. If you find a better rate on a comparable program, we won’t just match it: we’ll beat it.
We created this guarantee to solve a common industry problem: inconsistent pricing, misleading quotes, and uncertainty when it matters most.
This isn’t a short-term promotion. It’s a permanent part of how we do business, backed by our relationships across the capital markets.
Dominion Financial partners with all major note buyers in the industry and strategically aligns each loan with the optimal execution for that specific scenario, ensuring the strongest pricing and terms available.
The result is straightforward: more reliable pricing, stronger terms, and a guarantee you can actually trust.
10-Day DSCR Closings
A great rate means nothing if you can’t close.
That’s why we offer rental loan closings in as few as 10 days, giving investors the certainty sellers prioritize.
Consider two identical offers. One includes a 30-day financing contingency. The other closes in 10. To a seller, that’s not a small difference; it’s reduced risk, lower carrying costs, and faster certainty. Speed turns a competitive offer into a winning one.
To become one of the first lenders offering DSCR loans at this pace, we deconstructed the process — identifying every friction point and rebuilding it for efficiency.
Traditional lenders operate with built-in delays: underwriting queues, late document requests, third-party coordination, and reactive communication. The result is often a 30–45 day timeline.
Our model removes those bottlenecks. Our system:
- Instantly recognizes and sorts uploaded documents
- Extracts and auto-populates key data points
- Flags missing or incomplete items in real time
Files are reviewed immediately. Missing items are identified on day one, not day ten. The result is fewer surprises, faster approvals, and a more predictable experience.
Importantly, AI doesn’t replace judgment. Final credit decisions remain with experienced underwriters. The technology delivers speed and accuracy; our team delivers the expertise.
In a market where certainty wins, speed isn’t a convenience. It’s a competitive advantage.
DSCR Loans Through Dominion Financial
Today’s market, shaped by inflation and uncertainty, rewards speed and certainty. That’s why we’ve engineered our DSCR lending process to deliver on the two factors that matter most: pricing and execution.
We combine an unmatched 10-day closing timeline with our DSCR Price-Beat Guarantee, ensuring investors don’t have to choose between speed and competitive rates. Backed by expert support and a proven process, we provide the clarity and confidence investors need to move decisively.
Don’t let a slow or overpriced lender dictate the pace of your portfolio growth. Put Dominion’s 20+ years of experience, along with our investment in talent and technology, to work for your next deal.
Get your personalized quote today and experience the Dominion Difference.
INVESTOR TAKEAWAYS
Dominion Financial’s Express Rental Loans:
Dominion’s Express Rental Loan program is built around speed and certainty. We’ve redesigned the traditional lending workflow by integrating AI-driven document recognition, real-time underwriting review, and in-house processing to eliminate unnecessary bottlenecks.
We review files immediately, identify missing items on day one, and keep experienced underwriters involved throughout the entire process. When borrowers submit documentation promptly and the property meets guidelines, our streamlined infrastructure enables us to close in as few as 10 days—giving investors a true competitive advantage in fast-moving markets.
The Debt Service Coverage Ratio (DSCR) measures whether a rental property generates enough income to cover its loan payments. It’s calculated by dividing net operating income (NOI) by total debt service. A DSCR above 1.0 means the property produces more income than required to pay the mortgage.
Many lenders rely on legacy systems, manual document reviews, and reactive underwriting processes. Delays often stem from late document requests, fragmented communication, and inefficient internal workflows.
Faster closings strengthen your offer, reduce seller uncertainty, and help you redeploy capital more quickly. In competitive markets, speed can be the deciding factor between winning and losing a deal—even when price is identical.
Dominion Financial works directly with all major institutional note buyers to ensure every DSCR loan is aligned with the most competitive execution available. If you receive a written quote from another lender on a comparable DSCR program, we won’t just match it — we’ll beat it.
Our Price-Beat Guarantee eliminates pricing games and gives investors confidence that they’re securing the strongest possible rate and terms for their specific scenario. Contact our team for full details and eligibility requirements.
