Louisiana DSCR Loans

No. A DSCR loan qualifies primarily on the income the property generates, not your personal income. Harpoon Capital does not require tax returns, W-2s, pay stubs, or employment verification, and your debt-to-income (DTI) ratio is never calculated. That makes DSCR financing a strong fit for self-employed investors, full-time investors, and anyone whose tax returns understate what they actually earn.

Harpoon Capital offers DSCR programs for Louisiana investment properties with credit scores as low as 600. Many of our programs start at 640 to 680, and higher scores unlock better pricing, higher leverage, and options like interest-only payments. Because personal income isn't part of the approval, your credit score and the property's cash flow are the two main factors that shape your terms.

Harpoon Capital offers up to 85% loan-to-value (LTV) on qualifying Louisiana purchase loans, which means a down payment as low as 15%. Most of our programs go up to 80% LTV (20% down), and your exact down payment depends on your credit score, the property type, and the DSCR ratio. Short-term rentals, non-warrantable condos, rural properties, and interest-only loans typically top out at 65% to 80% LTV.

A DSCR of 1.00x means the property's rent exactly covers the monthly payment (principal, interest, taxes, insurance, and any HOA dues, also called PITIA). Many DSCR lenders require at least 1.00x, but Harpoon Capital offers programs with no minimum DSCR at all, including No-Ratio DSCR loans priced for properties below 0.75x.

Less than you might think. Most Harpoon Capital DSCR loans on Louisiana properties call for just 2 to 6 months of PITIA (principal, interest, taxes, insurance, and HOA dues) in reserves, and we offer a program option with no reserve requirement at all on loans up to $1.5 million. Reserves don't have to be cash sitting in the bank, either: stocks, brokerage accounts, and in many cases retirement funds can count toward the requirement, so your money can stay invested.

Yes. Closing in an LLC or other business entity is standard for Harpoon Capital DSCR loans. Holding title in an LLC helps separate your investment properties from your personal assets and can provide liability protection. Conventional Fannie Mae and Freddie Mac loans typically don't allow you to close in an LLC, which is one of the biggest reasons Louisiana investors choose DSCR financing.

No prior landlord or real estate experience is required. First-time investors can leverage Harpoon Capital's DSCR loan programs to purchase their very first long-term rental or Airbnb property, a rare "first-time homebuyer" option in the investor lending space.

Harpoon Capital's DSCR loans range from $50,000 to $4,000,000, with minimum property values starting at $75,000. That low floor matters in affordable Louisiana markets, where many rental properties fall below the $100,000 to $150,000 minimums other lenders set. Minimums are higher for 5 to 9 unit multifamily properties.

Yes. Harpoon Capital offers partial interest-only DSCR loans on qualifying Louisiana properties: a 30-year loan with interest-only payments for the first 10 years. Interest-only lowers your monthly payment, which can raise your DSCR ratio and improve early cash flow. These loans generally require a credit score of 660 to 680 or higher and a maximum LTV of 75% to 80%.

Most DSCR loans carry a prepayment penalty (PPP). Harpoon Capital offers a range of structures, including declining 5-4-3-2-1, 3-2-1, 2-1, a 1-year penalty, or no prepayment penalty at all, with your rate adjusted based on the option you choose. Louisiana allows prepayment penalties on business-purpose investment property loans, so the full range of options is generally available, including the option to buy down or waive the penalty if you plan to sell or refinance early.

Most Harpoon Capital DSCR loans close in 15 to 30 days. Because there's no personal income verification, the timeline mainly depends on the appraisal and title work. Louisiana closings are handled by a closing attorney or title company, with a Louisiana notary executing the documents under the state's civil law system, and in most cases you can sign with a mobile notary without traveling to the property.

Yes. Short-term rentals are one of the most common uses of DSCR financing, and Harpoon Capital specializes in Airbnb and VRBO loans. We qualify the property on short-term rental income rather than relying only on a long-term rent appraisal. Louisiana has no statewide short-term rental license, so rules vary by parish and city. New Orleans is the strictest: residential permits require the owner to live on-site with a homestead exemption, are limited to one per city block by lottery, and new commercial permits have been frozen. Check the local rules for your specific address before you buy.

Yes. Many lenders discount or refuse projected short-term rental income, but Harpoon Capital lets you qualify using 100% of AirDNA projected revenue. That's ideal for investors buying a new short-term rental in Louisiana markets like Toledo Bend or Baton Rouge, where the property has no booking history yet.

No. Many DSCR lenders require 12 months of documented booking history on the property, or on other short-term rentals you own, before they'll count short-term rental income. Harpoon Capital can qualify brand-new short-term rentals using AirDNA projections, so you don't need an operating history to finance your first Louisiana Airbnb or VRBO. If the property does have booking history, we can use that too.

Yes. Harpoon Capital finances 2 to 4 unit properties (duplexes, triplexes, and fourplexes) as well as 5 to 9 unit multifamily and 2 to 8 unit mixed-use buildings. Small multifamily is a popular way for Louisiana investors to add several units under one loan, and the combined rent from all units is used to calculate the DSCR ratio. Larger buildings typically require a higher minimum loan amount, a DSCR of at least 1.00x, and a maximum LTV around 75%.

Yes. Harpoon Capital offers DSCR cash-out refinances up to 80% LTV on qualifying Louisiana properties, with no-seasoning options available and many more programs that allow a cash-out refinance after just 3 months. If you're following the BRRRR strategy and have completed documented improvements, you can often refinance based on the new, higher appraised value instead of waiting the 6 to 12 months many lenders require, so you can pull your capital back out and move on to the next deal.

No. Unlike conventional financing, which typically caps the number of financed properties you can hold, Harpoon Capital doesn't limit how many DSCR loans you can have. Each loan is underwritten on the property's own cash flow, so Louisiana investors can keep scaling their portfolios as long as each deal qualifies and they meet reserve requirements.

Yes. Harpoon Capital finances New Orleans investment properties of all kinds, from single family rentals to duplexes and other small multifamily properties, with no tax returns or personal income verification required. New Orleans short-term rentals are more tightly regulated: residential permits generally require the owner to live on-site and are limited to one per city block, so make sure your property can be legally permitted before you buy. Many investors choose long-term or mid-term rentals in New Orleans instead, which a DSCR loan can qualify using the property's market rent.

Louisiana is generally considered a landlord-friendly state. A landlord can file for eviction after a 5-day notice to vacate (which a lease can waive), and uncontested cases often move quickly. There's no statewide cap on security deposits (deposits must be returned within one month of move-out), and Louisiana has no rent control. Insurance and flood costs are the bigger factor for Louisiana landlords, so get real quotes before you buy.

Yes. The BRRRR strategy (Buy, Rehab, Rent, Refinance, Repeat) pairs perfectly with Harpoon Capital's lending. We offer RTL (rehab) financing for the purchase and renovation, then a DSCR cash-out refinance once the property is rented or listed on Airbnb, so we can support the full cycle in Louisiana. Working with one lender from acquisition through refinance means fewer handoffs and a smoother path to your next deal.