Investment Buyer
Investment Property Mortgages Built To Support Your Portfolio
Get Your Rate
Built For Investment Buyers

Investing in real estate comes with a different set of questions than buying a primary residence, and Blue Water Mortgage brings deep real estate investor financing experience to help you find the path that fits your portfolio strategy.

Let us help you with:

  • Securing a rental property loan or investment property mortgage for a single-family, multi-unit or condo purchase
  • Comparing a DSCR loan to conventional financing and understanding which structure fits your circumstances
  • Understanding today’s investment property rates and how they compare to a primary residence
  • Using rental income mortgage qualification to put a property’s cash flow to work for you
  • Working with an experienced investment property lender who understands non-owner occupied mortgage requirements
  • Exploring portfolio lender options if you’re managing several financed properties at once
  • Accessing equity through a cash-out refinance investment property strategy to fund your next acquisition

Key Questions, Clear Answers

What’s the minimum down payment for an investment property?

The minimum down payment for an investment property typically depends on your credit, loan program and property type, but it generally runs higher than what’s required for a primary residence. A loan officer can walk you through your specific number based on your deal and financial picture.

What interest rates apply to rental properties?

Investment property rates are typically somewhat higher than rates on a primary residence, since lenders view rental properties as a greater risk. Where your rate lands depends on your credit, down payment, property type and overall financial profile.

Can rental income help me qualify?

Yes, rental income mortgage qualification is common, using either projected income on the property you’re purchasing or income from an existing rental in your portfolio. Loan officers factor this into your overall financial picture depending on the loan program.

DSCR loan vs conventional loan — what’s better?

Neither is universally better, since a DSCR loan and a conventional loan serve different investment strategies. A DSCR loan qualifies you based on the property’s cash flow rather than your personal income, which can help when scaling a portfolio, while conventional financing may offer more competitive terms depending on your financial profile. A loan officer can help you weigh both against your specific circumstances.

Is it better to buy under an LLC?

The benefits of buying under an LLC depend on your liability, tax and financing goals, since purchasing under an LLC can affect which loan programs and terms are available to you. Prioritize discussing with both a loan officer and your financial or legal advisor before deciding.

How many investment properties can I finance?

How many investment properties you can finance depends on your income, reserves and the specific loan programs you use, since different products carry different limits. Portfolio lender options may also open up additional flexibility as your holdings grow.

What’s the difference between a second home and an investment property?

The difference between a second home and an investment property comes down to intent and use, since an investment property is purchased primarily to generate rental income or returns rather than for your own personal enjoyment. That classification affects your loan options, so clarify it early in the process.

Loan Programs To Consider as an Investment Buyer

DSCR Loan

 

Best For: Investors who want to qualify based on a property’s cash flow rather than personal income

Highlights:

  • Evaluates the deal itself, using projected or in-place rental income
  • Useful for investors scaling a portfolio outside traditional income documentation
  • Fit depends on the property’s cash flow and your overall strategy

Portfolio Lender Options

Best For: Investors managing multiple financed properties

Highlights:

  • Offers flexibility that can be harder to find with a traditional mortgage for rental properties
  • Helps simplify financing as your portfolio grows in size and complexity
  • Fit depends on your current holdings and long-term acquisition plans

Investment Property Mortgage (Conventional)

Best For: Investors purchasing single-family or multi-unit properties with strong credit and stable income

Highlights:

  • A common starting point for a straightforward rental property loan
  • Can work well for buyers with a stronger financial profile and established income
  • Structured to support a competitive, pre-approved offer

Jumbo Loan

Best For: Investors purchasing a higher-value property that exceeds conforming loan limits

Highlights:

  • Suited for higher-priced or higher-demand markets
  • Can work well for buyers with strong income and healthy cash reserves
  • Structured to support a competitive, pre-approved offer

Cash-Out Refinance For Investment Properties

Best For: Investors looking to access equity to fund their next acquisition

Highlights:

  • Converts equity from an existing property into capital for your next investment
  • Helps you move quickly when an opportunity comes up
  • Fit depends on your current equity position and portfolio goals

Don’t Let The Right Deal Wait

Get pre-approved with Blue Water Mortgage so you’re ready to move the moment your next opportunity presents.

Get Your Rate

Why Blue Water Mortgage?
Between finding the perfect property, negotiating, scheduling inspections, applying for a home loan, meeting closing dates, etc., buying a home can be overwhelming. Blue Water Mortgage’s years of mortgage industry experience can make your experience better by alleviating the stress of the home buying process.
No Surprises
No Surprises
With over 150 years of collective experience, our mortgage brokers have seen it all. This level of expertise enables us to anticipate and quickly resolve any issues that might arise and close on time, every time.
Personalized Services
Personalized Services
Buying a home is one of the biggest purchases you’ll make in your entire life. That’s why our brokers are available via phone 24/7 to address any concerns or answer any questions you might have about the mortgage process.
Competitive Rates
Competitive Rates
Blue Water is locally owned, so we aren’t beholden to banks. That means we’re able to offer a more diverse portfolio of mortgage products tailored to your specific needs, as well as more competitive rates and lower closing costs.

Helpful Resources

What Is a HELOC & How Does It Work?
Read More
Your Complete Guide to Using the BRRRR Method in Real Estate Investing
Read More
The Investor’s Guide to Financing an Airbnb Property
Read More
Rated five stars by our amazing customers

Roger worked with me on an extremely complicated deal, and his knowledge, persistence and excellence helped to pull everythin…

Adam Merrill

My experience with Blue Water Mortgage was wonderful. As a first time home buyer, I had many questions and concerns. Laura pa…

Ali Quinton

Laura was great to work with! She took the time to answer all my questions, kept me updated on the process, and helped to mak…

Amanda Hardman

We have worked with Blue Water Mortgage group several times over the years, they helped with our home purchase, sale and refi…

Angie Hoxie

We had a fantastic experience with Blue Water Mortgage. We were referred to them by two of our friends, we would definitely r…

Ashley Acksel

My wife and I just completed a closing with Blue Water and our experience was phenomenal. We had a very quick turnaround from…

Dan McKallagat

Hiccups are always to be expected with an FHA and a first time home buyer. I would recommend the organization and effort with…

Daniel Vermeersch

Blue Water Mortgage was recommended to us by our realtor and we are so glad she did! This is our third time buying a home and…

Diane Oxton

My husband and I recently went through Blue Water Mortgage as first time home buyers with the assistance of Derek and Jay, wh…

Erin Patnode

I have worked with at least a dozen loan officers at different mortgage companies over the past several decades and Lee is by…

Jeff Burbine

As a first time home buyer my experience with Blue Water Mortgage was excellent. Jim Collins was recommended to me by my real…

Kristina C.

I honestly wouldn’t go elsewhere! We were looking to buy our house about 4 years ago and a friend referred us to Jason …

Kristina Valante

I don’t have the words to express just how fantastic Jason Caruso is over at Blue Water. I was absolutely blown away by…

Joe Randazzo

I have worked with Blue Water twice now. They set the bar for excellence and professionalism. They communicate clearly about …

Jessica Felizardo

We were referred to BlueWater Mortgage through our bank, The Provident and it was a great experience. From the start our cont…

Jeremy Kirkpatrick

Prepare to Grow Your Portfolio

Get pre-approved with Blue Water Mortgage and move quickly on your next investment opportunity.

Get Your Rate