Download verifiable 50-state DSCR LTV, Judicial vs. Non-Judicial Foreclosure, STR AirDNA haircut, and 5–25u Multifamily datasets in CSV and JSON formats.
Across all 50 U.S. states and Washington, DC, standard wholesale DSCR 1–4 unit shelves cap purchase leverage at 80% LTV (1.00x–1.25x DSCR) and cash-out refinances at 75% LTV, while 31 jurisdictions utilize faster Non-Judicial Deed-of-Trust foreclosure (60–120 days) and 20 states require Judicial Mortgage foreclosure (150–330+ days).
| State | Jurisdiction | Foreclosure Framework | Security Instrument | Typical Foreclosure Timeline | Max DSCR LTV Band | Min DSCR Ratio Tier | Business-Purpose Licensing / Exemption Note |
|---|---|---|---|---|---|---|---|
| AL | Alabama | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| AK | Alaska | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| AZ | Arizona | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | AZ DIFI Commercial Mortgage Broker License Required (Loan Daddy LLC Licensed: AZ CMB #CMB-2016143) |
| AR | Arkansas | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| CA | California | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | CA DFPI CFL or DRE License Required (Loan Daddy LLC Licensed: CA CFL #60DBO-218873) |
| CO | Colorado | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| CT | Connecticut | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| DE | Delaware | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| DC | District of Columbia | Non-Judicial (Power of Sale) | Deed of Trust | 60–120 Days (Statutory Notice) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
| FL | Florida | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | Business-Purpose Non-Owner-Occupied Commercial Exemption / MBL Framework |
| GA | Georgia | Non-Judicial (Power of Sale) | Deed of Trust / Security Deed | 60–120 Days (Statutory Notice) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | GA DBF Business-Purpose Non-Owner-Occupied Exemption (Security Deed State) |
| HI | Hawaii | Judicial Foreclosure | Mortgage | 150–330+ Days (Court Docket) | Up to 80% Purchase / 75% Cash-Out | 1.00x Standard (0.75x / No-Ratio Exception Shelves at 65%–75% LTV) | Business-Purpose Non-Owner-Occupied Commercial Investment Exemption (Verify Deal-Specific Structure) |
The verified Loan Daddy LLC directory ecosystem indexes 2,404 lending desks, 4,578 wholesale Account Executives, 816 NMLS broker branches, 611 investor-friendly Realtors, 186 LLC/Series-LLC title and escrow companies, 55 Form 1007/1025 AMCs, and 52 ARIVE contract processing firms across all 50 states and DC.
| Ecosystem Vertical | Verified Profiles | Geographic Coverage | Primary Role in Investor Closing | Pinned #1 Partner / Routing |
|---|---|---|---|---|
| Wholesale & TPO DSCR / Non-QM Lenders | 800 | 50 States + DC | Institutional table/warehouse capital for 1–4u DSCR, 5–25u MF & RTL Bridge | Loan Daddy LLC Wholesale Desk (NMLS #2827624 · quotes@loandaddy.ai) |
| Direct Private, Hard Money & CRE Lenders | 1170 | 50 States + DC | Direct balance-sheet bridge, fix-and-flip, ground-up spec & rescue capital | Loan Daddy LLC Wholesale Desk (NMLS #2827624 · quotes@loandaddy.ai) |
| SBA 7(a), SBA 504 & Commercial Business Lenders | 434 | 50 States + DC | Owner-user commercial real estate, mixed-use & business acquisition debt | Loan Daddy LLC Commercial Desk (NMLS #2827624 · quotes@loandaddy.ai) |
| Wholesale Account Executives (AEs) | 4578 | National TPO Channels | Direct wholesale credit-box exception & scenario desk pre-review | B2B AE Routing (steve@getmib.com) |
| NMLS-Verified Investor Mortgage Brokers | 816 | 50 States + DC | Multi-lender wholesale shelf shopping & borrower packaging | Loan Daddy LLC (NMLS #2827624 · AZ CMB #CMB-2016143 · CA CFL #60DBO-218873) |
| Investor-Friendly Acquisition Realtors | 611 | 50 States + DC | Off-market sourcing, BRRRR ARV comps, STR zoning checks & rent-roll audits | 5-Vertical Deal Team Builder (/deal-team) |
| Investor LLC / Series-LLC Title & Escrow Firms | 186 | 50 States + DC | SPE LLC vesting, ALTA 9 endorsements, double-close & assignment escrow | 5-Vertical Deal Team Builder (/deal-team) |
| Form 1007 / 1025 Appraisal Management Companies (AMCs) | 55 | National Wholesale Panels | Form 1007 Single-Family Rent Schedule, Form 1025 2–4u & Commercial Narratives | 5-Vertical Deal Team Builder (/deal-team) |
| Third-Party Contract DSCR / Non-QM Loan Processors | 52 | National ARIVE / TPO | Entity docs, COI/rent-loss insurance, title clearance & 12-day CTC packaging | 5-Vertical Deal Team Builder (/deal-team) |
Wholesale DSCR lenders qualify Short-Term Rentals using three primary income methods: (1) Form 1007 Long-Term Rent Schedule with a 0% expense haircut (100% of market rent ÷ PITIA), (2) Actual 12-month Airbnb/VRBO T-12 payout history with a 0%–20% platform fee haircut, or (3) AirDNA Rentalizer projections with a 10%–20% operating expense haircut and a 60%–70% minimum market score.
| Income Qualification Method | Standard Lender Haircut | Usable Gross Income % | Max Purchase LTV | Max Cash-Out LTV | Minimum PITIA Reserves |
|---|---|---|---|---|---|
| Form 1007 Long-Term Market Rent Schedule (Fallback) | 0% Haircut | 100% of Appraiser Form 1007 Rent | Up to 80% LTV | Up to 75% LTV | 3–6 Months PITIA |
| 12-Month Actual Airbnb / VRBO / Guesty T-12 Payout Ledger | 0% to 15% Haircut | 85%–100% of Verified 12-Mo Gross Payouts | Up to 80% LTV | Up to 75% LTV | 6 Months PITIA |
| AirDNA Rentalizer Projection (Tier-1 Shelf · 10% Haircut) | 10% Expense Haircut | 90% of AirDNA Annualized Gross Revenue | Up to 75%–80% LTV | Up to 70%–75% LTV | 6 Months PITIA |
| AirDNA Rentalizer Projection (Standard Shelf · 20% Haircut) | 20% Expense Haircut | 80% of AirDNA Annualized Gross Revenue | Up to 75% LTV | Up to 70% LTV | 6–9 Months PITIA |
| Short-Term Rental Appraiser 1007 STR Addendum | 15%–20% Expense Haircut | 80%–85% of Appraiser STR Comps | Up to 75% LTV | Up to 70% LTV | 6 Months PITIA |
| No-Ratio / Sub-1.00x DSCR STR Acquisition (Zero Rent Test) | N/A (No-Ratio Shelf) | Qualifies on Equity + Reserves Only | Up to 70%–75% LTV | Up to 65%–70% LTV | 9–12 Months PITIA |
Crossing from 4 units to 5+ units shifts DSCR underwriting from gross-rent residential PITIA (Form 1007/1025, min 1.00x DSCR, up to 80% LTV) to Net Operating Income (NOI ÷ Annual Debt Service, Commercial Narrative Appraisal, min 1.20x–1.25x DSCR, and 8.5%+ minimum Debt Yield at 70%–75% LTV).
| Unit-Count Tier | Coverage Formula | Required Appraisal | Min DSCR / Debt Yield | Max Purchase / Refi LTV | Vesting & Recourse Structure |
|---|---|---|---|---|---|
| 1 Unit (SFR, Townhome, PUD, Warrantable Condo) | Gross Monthly Rent ÷ Monthly PITIA | FNMA Form 1004 + Form 1007 Rent Schedule | 1.00x Standard (0.75x / No-Ratio Available) | 80% Purchase / 80% R&T / 75% Cash-Out | LLC, Series LLC, LP or Corp (Full Sponsor Carve-Out) |
| 2–4 Units (Duplex, Triplex, Fourplex) | Gross Monthly Rent ÷ Monthly PITIA | FNMA Form 1025 Small Residential Income | 1.00x–1.10x DSCR | 80% Purchase / 75% Cash-Out | LLC or Series LLC Vesting |
| 5–8 Units (Residential-Commercial Hybrid DSCR) | Net Operating Income (NOI) ÷ Debt Service | Commercial Narrative or Hybrid 71B | 1.15x–1.20x DSCR (Min 8.5% Debt Yield) | 75% Purchase / 70% Cash-Out | Single-Purpose Entity (SPE) LLC Required |
| 5–10 Units (Small-Balance Commercial Multifamily) | Underwritten NOI (Min 5% Vacancy + 35% Expense Load) ÷ ADS | Full MAI Commercial Narrative Appraisal | 1.20x–1.25x DSCR (Min 9.0% Debt Yield) | 75% Purchase / 70% Cash-Out | SPE LLC · Recourse or Non-Recourse Carve-Out |
| 11–25+ Units (Middle-Market Multifamily & Mixed-Use) | T-12 Verified NOI ÷ Annual Debt Service | Full MAI Commercial Narrative + Phase I ESA | 1.25x DSCR (Min 9.25%–9.50% Debt Yield) | 70%–75% Purchase / 65%–70% Cash-Out | Bankruptcy-Remote SPE LLC · Non-Recourse Available |
| 5–50+ Doors (Cross-Collateralized Blanket Portfolio) | Aggregate Portfolio NOI ÷ Aggregate Debt Service | BPO / Interior Inspection + Form 1007 Schedule | 1.15x–1.20x Aggregate Portfolio DSCR | 75% Purchase / 70%–75% Cash-Out | SPE Holding LLC · 115%–120% Partial Release Clause |