Investor & DSCR

Investor-purpose capital for scaled and emerging rental portfolios.

Marathon structures and places DSCR and investor-purpose loans for rental acquisitions, refinances, SFR portfolio growth, and small multifamily executions where property cash flow, asset strategy, and timeline drive the request.

Loan Products

Executions for every stage of the investor cycle.

From the first rental acquisition through structured portfolio-level recapitalization.

DSCR loans

Qualification driven by property cash flow rather than personal income.

Rate outlook

6.125% – 7.875% qualified · 8%+ weaker files

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SFR portfolio financing

Portfolio-level executions across scaled rental holdings.

Rate outlook

7% – 10%+ by asset, DSCR, leverage

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Rental acquisition

Purchase capital for single-family and small multifamily assets.

Rate outlook

6.125% – 7.875% · up to 80% LTV

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Rate-term refinance

Reposition existing rental debt to better terms.

Rate outlook

6.125% – 7.875% · up to 80% LTV

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Cash-out refinance

Extract equity to redeploy across the portfolio.

Rate outlook

6.75% – 8.50%+ · up to 75% LTV

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Foreign national / non-DSCR

Overseas investor executions on U.S. investment real estate.

Rate outlook

6.875% – 8.50%+ · 65% – 75% LTV

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Underwriting Approach

Cash flow qualification. Investor-first structure.

Investor executions are rarely just about rate. They turn on DSCR, reserves, seasoning, liquidity, property condition, entity structure, and the borrower's broader portfolio strategy. Marathon approaches these requests with that wider lens so the financing fits the business plan rather than creating friction later in the hold period.

Common Borrower Profiles

Built for investor realities.

First-time investors acquiring an initial rental property.
Active operators growing an SFR portfolio.
Sponsors refinancing seasoned rental assets to improve liquidity.
Investors transitioning from bridge or rehab into longer-term debt.
Borrowers seeking portfolio-level leverage without consumer-mortgage framing.

Rate ranges are indicative market guidance as of July 2026 and are not a commitment to lend. Final pricing depends on DSCR, leverage, FICO, reserves, experience, property type, and lender guidelines.

Investor Case Studies

Representative investor executions.

All case studies

Investor / DSCR·Florida

SFR portfolio recapitalization for a scaling operator.

Asset: SFR portfolio · 22 doors
Loan amount: $5.1M
Structure: DSCR portfolio · 30-yr
Rate: 7.25%
LTV / LTC: 75%

Challenge

Operator was managing 22 rentals across multiple one-off DSCR loans with mismatched terms and maturities.

Solution

Consolidated the portfolio under a single 30-year DSCR execution with unified reporting and a cash-out component.

Outcome

Freed ~$780K in equity to redeploy into three additional acquisitions in the following quarter.

Investor / DSCR·Georgia

DSCR cash-out refinance on a stabilized rental duplex.

Asset: Small multifamily · 1–4 unit
Loan amount: $385K
Structure: DSCR cash-out · 30-yr fixed
Rate: 7.125%
LTV / LTC: 75%

Challenge

Investor needed liquidity for the next acquisition without triggering personal-income underwriting.

Solution

Qualified the loan on property cash flow, not tax returns, and priced against a DSCR of 1.28x.

Outcome

Closed in 24 days with $92K in tax-deferred cash-out proceeds.

Rate ranges are indicative market guidance as of July 2026 and are not a commitment to lend. Final pricing depends on DSCR, leverage, FICO, reserves, experience, property type, and lender guidelines.

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Servicing 48 States

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