They pulled credit. It cleared. Then the bank or conventional shop still said no — not because the score was the problem, but because the rest of the file would not sit in their investment box. Personal DTI. A financed-property cap. Entity vesting they will not take. Tax returns they want on their calendar. Occupancy they read as owner-occupy. Documents a consumer product needs and an investor deal does not have. That is this page — not a rewrite of how DTI kills a cash-flowing rental, not the 10-property cap, not the whole map of when the bank says no on a rental, and not another explainer of what a DSCR loan is.
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender. The loan is business-purpose, closed in an LLC or another business entity, underwritten on the asset and the deal. The desk floor is $100k. No owner-occupied. Start on the Funded Funding homepage if you need the product list first, or read what the desk is.
Credit can clear. The box is still a box
Because conventional / bank rental underwriting is a consumer-shaped box, not a credit-score product with a house attached. Personal DTI, financed-property counts, entity vesting, tax-return overlays, and occupancy can kill a file after credit already cleared.
A conventional investment-property loan still wants a person they know how to score: income they can drop into a ratio, debts they will treat as yours, a name they will close in, a property count their guidelines allow, and a tax package they can reconstruct. Credit is one gate. It is not the only gate. The rental can pay. Their checklist can still say the file does not fit.
If the score is the only thing they mentioned, you are not on this page. If they named the ratio, that is the DTI page. If they named the financed-property count, that is the 10-property cap. This page is the broader stall: credit was never the problem, and the file still failed the rest of the conventional investment checklist.
What “does not fit” actually looks like
The house can pay. Their file still wants a consumer they already know how to underwrite. After credit clears, the kill shots look like this:
- Personal DTI from income they will count. Rent covering the note is property math. Their ratio is personal-income math. The dedicated write-up is how DTI kills a cash-flowing rental.
- Financed-property count. An 11th rental that pays can still be a no. That wall lives on the 10-property cap.
- They will only close in your personal name. The rest of the portfolio sits in an LLC. That is the personal-name page, not a credit problem.
- Tax-return overlays. Two years of returns on a purchase clock that will not wait — the tax-package page. If the write-offs made you look too thin, that is write-offs versus a W-2 rental loan.
- Occupancy and business-purpose mismatch. You intend to hold as an investor. They underwrite like someone might live there. Owner-occupy is the wrong site.
- Documents the bank wants that the deal does not fit. A W-2 story. A local-branch relationship. A US consumer identity they already know how to score. A foreign-national or out-of-state file hits that wall even when credit is not the issue.
None of that means the house is a bad rental. It means you asked a consumer investment box to bless an investor file. Those two systems are not designed to agree. Credit clearing only proves you passed the gate they check first.
This is not the DTI page or the cap page
No. Those are two walls inside the same box. This page is the broader stall: credit was never the problem, and the file still failed the rest of the conventional investment checklist.
The DTI note is the ratio itself. The cap note is the financed-property count itself. Investors keep landing here because one shop named one wall, the next shop named another, and nobody said the quiet part: the product was built around a consumer, and your file is an investor file. Credit was the easy part. The box was the rest.
Listen to the reason they gave. If they said DTI, go to the ratio page. If they said too many financed properties, go to the cap page. If they said personal name only, that is vesting. If they need two years you cannot produce on their calendar, that is the tax-package page. If write-offs made you look too thin, that is the write-off page. If they stacked two or three of those after credit already cleared, you are on this page.
Two boxes: their consumer file vs the asset
A bank rental / conventional investment-property loan asks whether you — income-shaped enough, count-shaped enough, vest-shaped enough — can carry the note on personal credit and personal income. Private money on a rental — the DSCR-style file — asks whether the property can (monthly rent ÷ monthly PITIA). The formula stays on what a DSCR loan is. The side-by-side stays on DSCR vs a bank rental loan. This page will not rewrite those.
- Who is the borrower? Bank rental: typically you, personally. This desk: the LLC (or other business entity). That is why investors form the entity before they ask for the money.
- What gets qualified? Bank: credit, then income, DTI, property count, vesting, and the tax package. DSCR-style: rent vs payment. Credit can still matter as an overlay. It is not the same as their consumer checklist.
- What happens when credit already cleared? Bank: the rest of the box is still on. Cash-flow path: the asset can be the story now. Overlays still exist. They are not a consumer veto wearing a credit report.
- Owner-occupy? If you will live there, stop. Wrong broker. Wrong license world.
We are not going to pretend banks are useless. If you have clean personal income, room in the ratio, room under their financed-property limit, a name they will close in, and a simple 1–4 unit rental their investment-property box allows, a bank (or credit union) loan can be the cheaper long-term hold. That is their path, not ours. If they already stalled on something other than credit, do not shop us as a cheaper bank. Shop us as the other door. A bank-box no does not guarantee a private-money yes. The rent still has to cover the payment. We will not invent a rate, a credit-score cutoff, a leverage number, or a testimonial on this page.
What this desk is — and is not
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender. This is a national desk, not a Phoenix-only shop. The public phone is (520) 552-7065 — an Arizona number. We do not publish an office address. Terms vary by lender, property, and borrower entity. Not available in every state.
The desk floor is $100k. Files under that are not this desk. Borrowers close in an LLC or another business entity. We do not stretch a rental into an owner-occupied mortgage we are not licensed to do. A hold that already pays is usually a DSCR-style rental file. A purchase that still needs time or rehab can be a bridge into a takeout. Do not force the label before the file is read.
Entity close, $100k floor, and a ready file
Yes. The loan is business-purpose and closes in an LLC or another business entity — not as a consumer buying a primary residence. The loan is to the entity and the asset, not a W-2 mortgage that happened to survive a credit pull. If the entity is not ready, that is a sequencing problem, not a credit problem. Fix the entity first; the LLC funding note is the place for that.
The desk floor is $100k. Files under that are not this desk. Say the actual fund amount on the application. This desk reads 1–4 unit investor files differently from 5+ unit and commercial files. A house, duplex, triplex, or fourplex is one kind of file. Five or more units, apartments, parks, and commercial are another. Put the true unit count on the application. A business-purpose path can mean rent versus payment is the object when the consumer box is the problem. It does not mean “no documents.” It does not mean every file funds.
When to stay on the bank path anyway
A clean credit file is not a reason to abandon a cheaper long-term hold if the rest of their box still fits — income they will count, room in the ratio, room under their property count, a name you will actually close in, and a tax package they can use on their calendar. If that is actually your file and the deal will still be there, wait. Private money is the other door, not a moral upgrade.
Stay on the bank path when the income they will count clears without fiction, they will close in the name you actually need, you are inside their financed-property limit, and the close can happen on their calendar. If they already said the file does not fit, shopping for a friendlier branch is optional homework, not a plan for a contract that expires. It means the conventional / bank path stalled on something other than credit. It does not mean the property cannot support a business-purpose loan. It also does not guarantee a private-money yes. The rent still has to cover the payment.
How to put the file here
- Confirm it is investor property. If you will occupy it, this site is not your lender.
- Entity ready to close. LLC or other business entity that can take title and the loan.
- Deal on paper. Address, purchase or refinance amount, rent (lease or a defensible market rent), unit count, and what the bank already refused after credit cleared — if they ran it.
- Do not invent the rent. The cash-flow path still needs a payment the property can cover. A bank-box denial does not license a fictional lease.
- Apply. Same intake as the rest of Funded Funding: the application. Apply here if you already know the file is an LLC rental that failed a consumer box. Or call or text (520) 552-7065.
Still unsure whether the file is DSCR, a bridge into a takeout, or still a bank file you should wait on? That is what the intake is for. We will tell you which product the deal is, including “this is still a bank file.” The rest of the investor blog is for the adjacent walls — not for rewriting this box in five cities.
Frequently asked questions
Why can credit be fine and a bank rental still die?
Because conventional / bank rental underwriting is a consumer-shaped box, not a credit-score product with a house attached. Personal DTI, financed-property counts, entity vesting, tax-return overlays, and occupancy can kill a file after credit already cleared.
Is this the same as a DTI problem or a 10-property cap?
No. Those are two walls inside the same box. This page is the broader stall: credit was never the problem, and the file still failed the rest of the conventional investment checklist.
Is Funded Funding a bank?
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender.
What is the minimum to fund?
The desk floor is $100k. Files under that are not this desk.
Do I close in an LLC?
Yes. The loan is business-purpose and closes in an LLC or another business entity — not as a consumer buying a primary residence.
Does a bank-box no mean the deal is dead?
It means the conventional / bank path stalled on something other than credit. It does not mean the property cannot support a business-purpose loan. It also does not guarantee a private-money yes. The rent still has to cover the payment.
Ready to get funded?
If credit already cleared and a bank or conventional box still stalled a rental that pays — DTI, property count, vesting, tax returns, occupancy, or documents the deal does not fit — and you have an LLC and a property that has to stand on its own rent, send the file. No fake funded counts. No stock testimonials. No owner-occupied stretch. No teaser rate that is not your file.
Ready to get funded?
Apply on the same intake we use live, or call or text (520) 552-7065.