Georgia DSCR loan questions
The questions we actually get, answered in plain language — including the ones about rates, fees and occupancy that most sites dodge.
Quick answer
DSCR Loans Georgia is a brand of Loan Daddy LLC, a licensed mortgage broker (NMLS #2827624). We arrange business-purpose DSCR loans for non-owner-occupied investment property in Georgia and we do not fund loans from our own funds. Loans are sized by the property’s rent against its monthly obligation, an LLC can generally take title, rates are set by the wholesale lender rather than published here, and every loan is subject to underwriting and lender approval. If you plan to live in the property, our programs do not apply.
Business purpose and eligibility
These are the questions that decide whether a file fits at all. Our programs are business-purpose only, for non-owner-occupied investment property.
What is a business-purpose loan, and why does it matter?
A business-purpose loan finances investment property that the borrower does not occupy, and the borrower is expected to make a business decision about the financing. Because the loan is not for personal, family or household use, a different set of rules applies than the ones governing consumer mortgages. That is the framework our programs sit inside, and it is why we ask about occupancy on every form.
Can I use one of your loans for a home I plan to live in?
No. Our programs are for non-owner-occupied investment property only. If you or a family member will occupy the property — including living in one unit of a duplex — that request belongs with a licensed consumer mortgage professional, and we will say so rather than take the file further.
Do you work with first-time investors?
Yes, within the programs’ guidelines. Real estate experience is one input lenders consider, and some programs have minimum requirements. If you are buying your first rental, we will tell you which lenders will look at your profile and what they will want to see. Being new to investing is not the same as being ineligible.
Can a property be vacant at closing?
Frequently yes on a purchase, where the lender uses an appraiser’s market rent opinion instead of a lease. On a refinance, some programs prefer the property to be leased or at least rent-ready. We will confirm the requirement for the specific program before you set a closing date.
Do you finance short-term rentals and small multifamily property?
Yes — non-owner-occupied single-family rentals, townhomes, condominiums, 2–4 unit properties and short-term rentals are all within the categories we place. Condominiums and unusual property types go through additional review, and local short-term rental rules have to allow the operation you intend.
Numbers, rates and terms
We do not publish rates on this site, and we will not quote one in an article. Here is what actually drives the terms you are offered.
What interest rate will I be offered?
Rates are set by the wholesale lender, not by us and not by this website, and they move with market conditions. The rate you are offered depends on the loan amount, the property type, the coverage ratio, the reserves available, your credit profile and the lender’s appetite at the time. We will shop the scenario across multiple lenders and show you the terms you are actually offered in writing before you commit.
Does your DSCR calculator show me a rate?
No. The calculator has no rate built into it. You enter the rate you have been offered, along with the loan amount and term, and the calculator computes the payment, the coverage ratio and a plain-English reading of the result. We deliberately do not prefill a rate, because a prefilled number would look like a quote and it would not be one.
What counts as the rent in a coverage calculation?
Usually an appraiser’s market rent opinion supported by comparable rentals. If you have a signed lease, many programs will use the lease rent instead. On short-term rentals, most programs still use a long-term market rent figure rather than nightly revenue, so ask which approach applies to your file.
Do taxes, insurance and HOA dues count against the ratio?
Yes. All three are part of the property’s monthly obligation, along with principal and interest. That is why a county reassessment or a coastal insurance premium can change an approval, and why we model taxes and insurance at realistic post-closing figures rather than at the seller’s numbers.
How much down payment do I need?
There is no universal answer, because the down payment is whatever makes the property clear the lender’s coverage floor at the price you are paying — and that depends on rent, taxes, insurance, HOA dues and the program. We model the actual figure for the address instead of quoting a percentage that may not apply to your deal.
Georgia specifics
Georgia has its own assessment, recording and foreclosure mechanics. These are the ones that come up most in investor files.
How are Georgia property taxes calculated on a rental?
Georgia assesses most property at 40% of fair market value and applies county, city and school millage rates to that assessed value. Because values and millage differ by county and city, two similar properties a few miles apart can carry materially different bills. Pull the parcel record for the address rather than using an average.
Will my taxes change after I buy a rental in Georgia?
They can. A sale gives the county current information about value, any exemption tied to the previous owner’s residence generally comes off, and a renovation can change what the parcel is worth. Model the post-closing tax figure, and watch for the assessment notice in your first year.
What closing costs are specific to Georgia?
Georgia imposes an intangible recording tax on the instrument securing a long-term note at $1.50 for each $500 of the note’s face amount (O.C.G.A. § 48-6-61), on top of title work, attorney fees and recording charges. Confirm the current rate and how your closing attorney computes it, because on a large loan it is a visible number.
Can I hold Georgia rental property in an LLC?
Yes. Business-purpose investment loans generally can close in the name of the LLC that owns the property, provided the entity is registered and in good standing in Georgia and its exact legal name matches across title, insurance and the loan documents.
Does Georgia foreclose through the courts?
Generally no. Georgia security deeds include a power of sale, so investment property loans are typically foreclosed non-judicially, with notice to the debtor, statutory advertising and sales held on the first Tuesday of the month at the county courthouse. A lender seeking a deficiency generally must have the sale confirmed within 30 days.
Working with DSCR Loans Georgia
How the process runs, what it costs you, and what we will and will not do.
Are you a lender?
No. DSCR Loans Georgia is a brand of Loan Daddy LLC, which is a licensed mortgage broker. We arrange and place financing with wholesale lenders on our approved list; we do not fund loans from our own balance sheet. The lender or investor that funds the loan makes the final underwriting decision.
What happens after I submit a scenario?
We review the address, the price or current value, the rent you expect and your portfolio, then model which programs the file clears. If it clears, we collect the file and order the appraisal. If it does not, we tell you the price, down payment or program change at which it would — in writing, with the arithmetic shown.
What information do I need to give you?
Start with the property address, the purchase price or current loan balance, the expected rent, the entity that will hold title, and a one-page list of what you already own and what is financed. That is enough for us to give you a realistic answer before you spend money on an appraisal.
Do you charge me a fee, and when?
Broker compensation and third-party costs vary by transaction, and we will disclose ours in writing before you commit to anything. Appraisal, title, attorney and recording costs are third-party charges. You should never be asked to pay a fee you have not seen disclosed in advance.
How long does a business-purpose loan take?
Close in as little as 14-21 days when all documents are submitted on time. Typical closing is about 30 days. Actual timing still depends on the appraisal, the property condition, title work and how quickly documents come back. Purchase files generally move faster than refinances, and clean files with complete documentation from day one move fastest.
Still stuck on something specific?
A coverage question usually resolves faster than you think once someone looks at the actual county tax figure and the rent the appraisal can support. Send us the property and we will give you a straight read.
Send us the address and the rent.
Tell us the property, the price or current balance, and what you expect it to rent for. You will get a straight reading of which programs the file clears, and what would have to change if it does not.