DSCR rentals
Qualify on the property's rent, not your tax returns. Long-term and short-term rentals, one to four units, in your name or your LLC, in most states. Purchase or cash-out. Thirty-year terms.
Every lender has a box.
DSCR. 1031. Commercial. Self-directed IRA.
That's where the box ends.
And where we start.
Investor loans nationwide
We do the loans everyone else doesn't.
DSCR, commercial, 1031 exchanges, bridge and rehab, construction, and self-directed IRA and Solo 401(k) loans for investors. And VA loans for veterans. Investor loans nationwide. Based in Tampa Bay.
- George Schembri III · Owner · Loan Originator · NMLS 2103836
- Loans originated by NEXA Mortgage LLC · NMLS 1660690
- Based in Tampa Bay · Investor loans nationwide
- Same business day callback
Two doors. One team.
Rentals, one to four units
DSCR purchase and cash-out, bridge, fix-and-flip, BRRRR. Qualify on the rent, close in your LLC, keep building the portfolio.
See rental loans
Commercial and specialty
Five-plus units, mixed-use, retail, office, industrial. 1031 exchanges, self-directed IRA and Solo 401(k), ground-up construction.
See what we close
Loans for investors
What the box says no to.
Most lenders read your deal against a box. If it doesn't fit, the answer is no. We're a broker. We read your deal against what's actually possible, then find the lender built for it.
Commercial real estate
Five-plus unit multifamily, mixed-use, retail, office, industrial, and self-storage, nationwide. Purchase and refinance, sized on the property's NOI, DSCR, and debt yield.
1031 exchange financing
Replacement-property loans planned around your 45-day and 180-day clock. Sell in one state and buy in another. Trade up with DSCR or commercial debt, with bridge money when timing is tight. We work alongside your qualified intermediary.
Self-directed IRA and Solo 401(k)
Non-recourse loans for property your IRA or Solo 401(k) owns. No personal guarantee, so the account stays clean. Expect a lower loan-to-value than a standard investor loan. We coordinate with your custodian.
Bridge, rehab, and construction
Bridge loans from six to 36 months. Fix-and-flip and BRRRR rehab money. Ground-up construction, build-to-rent, ADUs, and modular homes. You can be your own GC with the right experience and program.
Creative and specialty
Bank statement and asset-based income. Subject-to. Sober living and recovery housing, raw land, and deals that need a different shape. George owns sober living properties himself.
Most lenders can't do this. We do it regularly.
Your scenario
Build your scenario.
Tap what's true for you. See what most lenders say, and what we say.
Nothing picked yet.
Run this scenario by usInvestor toolkit
Run the numbers before you call.
Seven calculators and the templates lenders ask for. Free, no sign-up. When the numbers work, send them to us.
DSCR0.00
- Principal and interest
- PITIA per month
- Max loan at target DSCR
DSCR here is monthly rent divided by principal, interest, taxes, insurance, and HOA, the way most DSCR lenders compute it. Programs differ.
NOI
- Effective gross income
- Operating expenses
- Expense ratio
- Cap rate at this price
- Value at target cap rate
NOI is income after vacancy and operating expenses, before any loan payment. Cap rate is NOI divided by price.
Cash-on-cash
- Loan amount
- Annual debt service
- Annual cash flow
- Monthly cash flow
- Total cash in
- DSCR on NOI
Cash-on-cash is annual cash flow after the loan payment divided by the cash you put in. Get NOI from the NOI tab.
Cash to you
- Max new loan
- Payoff of current loan
- Closing costs
- New principal and interest
- DSCR after refi
Investor cash-out programs often cap at 70 to 75 percent of value. Closing costs vary by lender and state.
Max loan
- By loan-to-value
- By DSCR
- By debt yield
- Resulting LTV, DSCR, debt yield
- Equity needed at this price
Commercial lenders size the loan to the lowest of these three tests. The one that binds is the one to work on.
Identify by
- Close replacement by
- Days left
- Net proceeds held by your QI
- Estimated cash boot
- Estimated mortgage boot
Deadlines are calendar days and don't move for weekends or holidays. Day 180 comes early if your tax return is due first and you don't extend. We're not a qualified intermediary or tax advisor. Confirm with yours.
70% rule max offer
- All-in cost
- Flip profit after selling costs
- Flip return on all-in cost
- BRRRR refinance loan
- Cash left in the deal
Holding costs should include interest on your purchase and rehab financing. The 70 percent rule is a quick screen, not a lending rule.
For planning only. Not a loan offer or commitment to lend.
Templates and guides
- Deal analyzer workbookRental analysis, 5-year pro forma with IRR, flip and BRRRR, commercial loan sizing.Excel · 243 KB
- Rent rollUnits, leases, rents, and occupancy in the format lenders ask for.Excel · 54 KB
- T-12 operating statementTrailing twelve months of income and expenses, NOI, and expense ratio.Excel · 54 KB
- Schedule of real estate ownedYour portfolio on one page, with portfolio LTV and DSCR.Excel · 55 KB
- Personal financial statementAssets, liabilities, liquidity, and net worth for commercial loans.Excel · 52 KB
- 1031 exchange trackerDay-45 and day-180 deadlines, a trade-up check, and the identification rules.Excel · 14 KB
- Investor loan document checklistWhat to gather for DSCR, commercial, bridge, construction, 1031, IRA, and VA.PDF · 114 KB
- Self-directed IRA and Solo 401(k) guideHow non-recourse financing works inside a retirement account, and the rules to know.PDF · 113 KB
Veterans
You served. Your VA benefit works here.
Buy a Florida home with up to four units, live in one, and rent the rest. It can be the first property in your portfolio.
- 0% downFor eligible veterans with full entitlement.
- No PMINo monthly mortgage insurance.
- Fee waivedNo funding fee if you receive VA disability compensation.
- RefinanceVA IRRRL to lower your rate, and VA cash-out.
In writing
No surprises.
Soft pull first. Your credit isn't dinged to get a number.
Terms in writing before anyone orders an appraisal.
What could change, and why, told to you up front. Not the week before closing.
One person owns your file from scenario to closing. You'll have their direct line.
Every fee, ours included, in writing before you commit.
The people
Investors lending to investors.
George Schembri III
Owner · Loan Originator · NMLS 2103836
Landlord, builder, investor. Long-term rentals and sober living across Tampa Bay. The deals most lenders won't touch are the ones he takes.
Ary Collado
Business Development Manager
Creative structures, subject-to, wholesale. If the deal is complex, good. Ary brings the deal in. George runs the loan.
How it works
Three steps. No mystery.
- 01
Tell us the scenario.
Two minutes. No credit pull.
- 02
Get a real answer with numbers.
Same business day, in writing.
- 03
Close on the contract date.
One person, start to finish. If the date is at risk, you hear it first.
If it's a no, you'll hear that fast too, with the reason.
Questions
Straight answers.
Do I need tax returns for a DSCR loan?
No. A DSCR loan qualifies on the property's rent against its payment. We still check credit, reserves, and the property itself.
What DSCR do I need?
Most programs want 1.0 to 1.25. Some lend below 1.0 at a higher rate or a lower loan-to-value. Run it in the DSCR calculator above, then send it to us.
Can I close in my LLC?
Yes. DSCR and commercial loans close in an LLC or other entity. Most of them still ask for a personal guarantee.
How does financing work inside a 1031 exchange?
Your qualified intermediary holds the sale proceeds. We arrange the loan on the replacement property to close inside your 180 days. To defer all of the tax, you usually buy equal or greater value and replace the debt you paid off, or add cash. Confirm the details with your QI and CPA.
Can my self-directed IRA or Solo 401(k) get a loan?
Yes, if the loan is non-recourse: it's secured only by the property, and you don't sign a personal guarantee. Expect a lower loan-to-value than a standard investor loan. An IRA may owe tax on the debt-financed share of income, and a Solo 401(k) generally doesn't. Ask your CPA.
Why does the application say NEXA?
Alura Capital originates loans through NEXA Mortgage LLC, NMLS 1660690. Your file, our team, George's license. NEXA is the licensed lender the paperwork runs through.
Will you pull my credit before I know anything?
No. We start with a conversation and a soft check. You get terms in writing before a hard pull or an appraisal.
Do you charge a fee, and where does it show up?
Talking costs nothing. No application fee. Every fee, ours included, is itemized in writing before you commit.
Rates get quoted low and then creep up before closing. What's locked?
Before you pay for an appraisal you get it in writing: what's fixed, what can still move, and why. Three things usually move: the appraised value, the rent the appraiser assigns on a DSCR deal, and the rate until it's locked. Once locked, it holds for the full lock period.
What about the prepayment penalty on DSCR loans?
Most DSCR programs carry one, often 5-4-3-2-1 over five years. A shorter one, or none, usually costs a higher rate. We'll put the options in writing before you pick.
Can I be my own GC on a build?
Owner-builder construction is possible with the right experience and program. We'll tell you the conditions before you spend a dollar.
You say close fast. How fast?
Bridge loans on investment property close fastest. With clean title and numbers that work, two to three weeks is realistic. DSCR loans usually take three to five weeks, and commercial loans longer. Before you commit, we give you the date and the short list of things that could move it.
Do you lend outside Florida?
Yes, for investors. We arrange business-purpose DSCR, bridge, rehab, construction, and commercial loans across the country through our lending partners. Some states require a license even for investor loans, so we confirm your state on the first call. Loans on a home you live in or use yourself, even for part of the year, are for Florida properties only. So are VA loans.
Do you do VA loans?
Yes. VA purchase, IRRRL, and cash-out for eligible veterans on Florida properties, including homes with up to four units when you live in one of them.
Step one
Run your scenario by us.
Two minutes. No credit pull, no SSN, no fee to talk. A licensed loan officer calls you back the same business day.
(813) 356-9448info@aluracapital.com
Ready to apply? The application opens on NEXA Mortgage's site, the lender our loans run through. Same team, same file.
Got it.
A licensed loan officer will call you the same business day. Want to skip the wait? Call or text (813) 356-9448.