For Experienced Real Estate Investors
Capital Strategy
Built for Investors
Who Are Scaling
Investor-centric financing structured around property performance, not personal income, so capital decisions stay strategic, predictable, and aligned with long-term goals.
Funded for Real Estate Investors
Trusted by Experienced Investors Scaling Real Portfolios
Bryan and Michelle worked tirelessly to simultaneously close three properties inside 30 days for me. I’ve been working with them and couldn’t be happier with the results.
After dealing with a few other lenders that couldn’t close, Bryan and his team were able to get the job done. He helped guide us through the process and made everything clear.
Bryan was fantastic — we closed in about 2½ weeks. He was very knowledgeable, reliable, and responsive. Can’t recommend him enough.
Scaling Your Portfolio Exposes the Limits of Traditional Lending
Traditional lending was built for individual borrowers, not investors growing portfolios. As you scale, loan limits, personal income requirements, and rigid guidelines begin to work against you.
Deals slow down, timelines stretch, and momentum is lost, not because the deal is weak, but because the capital structure no longer fits.
Common Friction Points for Scaling Investors
Deals slowing late in the process due to guideline conflicts
Loan terms shifting after initial review
Conflicting guidance between lenders and brokers
Loan structures that do not align with the underlying investment strategy
Retail lending logic applied to portfolio-level investments
How We Get the Structure Right Before You Move Forward
Step 1: Strategy Call
We start by understanding your portfolio, growth objectives, and deal context, before discussing loan products or rates.
Step 2: Structure & Lender Validation
Potential loan structures are evaluated early against lender guidelines, constraints, and real underwriting expectations.
Step 3: Align & Execute
Once the structure is validated, execution is deliberate and consistent, no shifting terms or last-minute changes.
Step 4: Ongoing Capital Alignment
As your portfolio evolves, capital strategies are revisited to support refinances, repeat acquisitions, and continued growth.
This Is Built for Investors Who Think Beyond the Next Deal
Investor Mortgage Solutions is designed for experienced real estate investors who care about structure, timing, and long-term portfolio impact.
If you’re looking for the fastest approval or a one-size-fits-all loan, this won’t be the right fit.
But if you value clear communication, early validation, and capital decisions that hold up as your portfolio grows, this is exactly how we work.
We approach every deal as part of a broader strategy, not a standalone transaction.
Why Experienced Investors Continue Working With Us
Investor Mortgage Solutions works alongside real estate investors who value clarity, consistency, and execution that holds up under real underwriting.
Our role isn’t to push loans forward quickly.
It’s to make sure capital decisions remain sound from the first conversation through closing—and beyond.
Structural issues identified early, not mid-process
Guidelines and constraints explained before commitment
Honest recommendations when a loan is not the right fit
Consistent execution across repeat acquisitions and refinances
Long-term relationships with investors scaling real portfolios
Our Financing Solutions for Confident Capital Decisions
DSCR LOANS -
PURCHASE - REFINANCE
FIX & FLIP
GROUND UP
CONSTRUCTION
MULTIFAMILY
FAQ'S, Our Finance Expertise Simplified
What Are Your Rates?
It's great that you're interested in our rates! However, it's impossible to give a single, accurate answer without more information about your specific situation.
Think of it like shopping for a car - the price depends on the make, model, features, and even your credit history. Similarly, loan rates are influenced by many factors, including:
• Credit Score: A higher score generally leads to lower rates.
• Loan-to-Value (LTV): The amount you borrow compared to the property's value.
• Loan Amount: Larger loans may have different rates than smaller ones.
• Prepayment Penalties: Whether you're penalized for paying off the loan early.
• Buy Down Points: Paying upfront to reduce your interest rate.
Even with those factors, the market is constantly changing. Based on borrower profile, deal structure, and timing, many investors are currently seeing rates in the 6% range, though terms can vary.
Here's where IMS Funding comes in:
We have access to a wide range of lending options, both through direct funding and by brokering loans. This means we can shop around to find the best rates and terms for your unique needs.
What Is a DSCR Loan?
A DSCR loan (Debt Service Coverage Ratio loan) is a type of mortgage specifically designed for investors like you! It's a great option if you're looking to finance a rental property.
Here's how it works:
Unlike traditional mortgages that focus heavily on your personal income and credit score, DSCR loans primarily consider the rental income the property is expected to generate.
The key factor is the DSCR:
This ratio compares the property's monthly rental income to its monthly mortgage payments (including principal, interest, taxes, insurance, and any HOA fees).
• Higher DSCR = Lower Risk: Lenders like to see a higher DSCR, typically 1.25 or greater, which means the property generates enough income to comfortably cover its debt obligations.
Benefits of DSCR Loans:
• Less emphasis on personal finances: Personal income does not matter at all.
• Qualify for more properties: Referencing the above income doesn’t matter at all.
• Potentially faster approvals: The qualification process can be quicker since it focuses on the property's income.
Who are DSCR loans ideal for?
• Real estate investors: Individuals or companies looking to expand their rental property portfolios.
• Self-employed borrowers: Those whose income might be harder to document with traditional loans.
How is the Debt Service Coverage Ratio (DSCR) Calculated?
The DSCR is a key measure of a property's ability to generate enough income to cover its debt obligations. It's used to assess the risk of a rental property investment.
Here's the simple formula:
DSCR = Monthly Rental Income / Monthly Debt Payments
Monthly debt payments typically include:
• Principal and Interest (P&I): Your loan payments.
• Property Taxes (T): This includes all applicable taxes (city, county, school, etc.).
• Insurance (I): Covers liability, casualty, rent loss, and flood insurance if required. We typically require "replacement cost" casualty insurance and rent loss insurance to ensure adequate coverage.
• Homeowners Association Dues (A): If applicable.
Important Note: Your actual monthly insurance expense might be higher than you initially expect. This could be due to our insurance requirements or if the appraised value of your property is higher than the value used for your previous insurance policy.
What's the Difference Between a Rate & Term Refinance and a Cash-Out Refinance?
It's easy to get these two confused, but they have distinct purposes! Here's a breakdown:
Rate & Term Refinance:
• Goal: To improve the terms of your existing mortgage. This usually means getting a better interest rate or lowering the monthly payment to improve cash flow.
• Cash Back: You might receive a small amount of cash back (usually no more than $2,000 or 2% of the new loan amount), but the primary focus is on improving your loan terms.
• Example: Let’s say you have a rental property financed at a higher interest rate. With a rate & term refinance, you may be able to secure a better rate and lower your monthly payment, improving cash flow while maintaining a long-term loan structure.
Cash-Out Refinance:
• Goal: To access your home equity by taking out a new mortgage for more than you currently owe.
• Cash Back: You receive a significant amount of cash that can be used for various purposes (home improvements, debt consolidation, investments, etc.).
Example: If your property is valued at $300,000 and you owe $180,000, you may qualify for a cash-out refinance up to $225,000 (75% LTV). After paying off the existing loan, you could receive approximately $45,000–$55,000 in cash, depending on closing costs.
In a nutshell:
• Rate & Term: Focuses on improving your loan terms with minimal cash back.
• Cash-Out: Focuses on accessing your home equity for a larger sum of cash.
Ready to Take a More Strategic Approach to Capital?
If you’re an experienced real estate investor seeking clarity before committing time, credit, or capital, the next step is a focused strategy conversation.
Investor Mortgage Solutions
Your trusted partner in investor-centric financing for experienced real estate investors, whether you’re flipping, scaling, or refinancing.
