Product Matrix

 

Single Property Rental Loan
Standard

 

Revised Mar. 17, 2024

  Product Overview

Loan Purpose

Borrower Type

Eligible Properties



Occupancy

Minimum DSCR

Ineligible Properties

Minimum FICO

660

Non-owner occupied, business purpose only

Purchase, limited cash-out (includes delayed financing), or cash-out

Entity or Individual (see Borrower/Guarantor section below for details)

1.00 required

85% Purchase; 80% Limited Cash-Out; 75% Cash-Out

Condos >25 years old and >5 stories must have an acceptable structural inspection reflecting no structural issues

Loan Amount

LTV Maximums

FL Condo Requirements

Non Warrantable Condos

Condotels

ACH

3-Year PPP required. The lowest list price since the property has been listed on MLS must be utilized for loan valuation purposes. Properties listed and on the market for longer than 180 days; Credit Policy review & exception required.


Properties Listed for Sale in the Last 6 Months


• Single Family Residences, attached or detached (inc. Condo/PUD)
• 2-4 Units: max 80% LTV
• Warrantable Condo
• Non-Warrantable Condo
• Condotel

Rural, Mixed-Use, Manufactured, Farms, Storage Facilities, Commercial Properties, Land, among others as indicated in guidelines

$75,000 Minimum to $3,000,000 Maximum

680+ FiCO, purchase/Limited cash-out refi 75% max LTV, Cash-Out refi 70% max LTV

680+ FiCO, purchase 75% max LTV, Limited cash-out refi 70% max LTV, Cash-Out refi 65% max LTV

Required on all loans

  LTV Maximums

Transaction Type

FICO

≤$1M

≤$3M

≤$1.5M

≤$2M

Purchase

Limited Cash-Out

Cash-Out

740+

660+

700+

720+

680+

680+

660+

720+

720+

680+

80%

80%

75%

55%

60%

65%

55%

65%

70%

65%

85%

75%

75%

75%

70%

65%

70%

70%

70%

60%

70%

65%

70%

65%

60%

60%

60%

65%

60%

80%

75%

65%

65%

65%

65%

70%

70%

75%

70%

70%

660+

65%

60%

60%

55%

DSCR ≥ 1.00






















  Loan Details

Amortization Options

Term Options

None required

5% LTV Reduction

No minimum required

No restrictions

Pre-Payment Penalty


Long- Term Rental Qualifying Rent


Cash-Out Seasoning

Max Cash-Out

Declining Markets

Credit Tradeline Requirement

Value Seasoning

Vacant Refinance

Experience

Reserve Requirement

30-Year or 40-Year Fixed

6 months PITIA or ITIA; if loan amount > $1.5M or LTV > 80% LTV, 12 months PITIA or ITIA; cash out counts towards reserves 

Leased Property - Lesser of Market Rents established by the Appraiser or Actual Rent. If actual rent can be documented by 3 months validation of receipt then up to 125% of the Market Rent can be utilized.

Short-Term Rental (Any Units)

(Value Seasoning ≥90 and <180 days)

Truly Rehab/Construction Loan Refinance

Full Amortization or Interest Only (For IO: Max 80% LTV purchase, 75% LTV refi)

All prepayment penalties are declining points. The options are 5-year, 3-year, or no prepayment penalty. Minimum 3-year PPP required on property listed in the last 6 months.

$500,000 (not applicable to delayed financing)

None required, unless LTV > 80%

<180 days uses lesser of purchase price + completed improvements OR appraised value. 180+ days uses appraised value.

• 1-4 Unit only in C3 or better condition
• Refinances must reflect a furnished property
• Purchase with 700+ FICO: 75% max LTV, otherwise 70%; Refinance 70% max LTV
• Max loan amount $1.5M
• >50% occupancy and 4 comps in same zip code and 12 month forecast from AirDNA OR Short-Term Rents on 1007 eligible with 3 supporting comps
• 80% of the lesser of 12 months documented income or market rents used to qualify (only market rents considered if 12 months can't be documented)

Lesser of existing loan ARV or current appraised value subject to: 1) minimum 1 year PPP, 2) Tenant is in place and deposit/rent receipt has been documented, 3) lesser of market or actual rent used to qualify, 4) DSCR is 1.15 or greater

  Appraisal Requirements

Two full appraisals

Appraisal Requirement

Loan Amount

≤ $1,500,000

> $1,500,000

Full appraisal

  Borrower & Guarantor Eligibility

1) Limited Liability Company (LLC)

2) Limited Liability Partnership (LLP)

3) Limited Liability Limited Partnership (LLLP)

4) Limited Partnership (LP)

5) Corporation

6) Inter Vivos Revocable Trust

All entity members with ownership are required to sign a personal guarantee; At least one individual with ownership is required as a Qualifying Guarantor.

Individual Borrower

Eligible Entities

Max of one Individual Borrower allowed on the loan. Individual borrowers not eligible in NJ or IL.

Eligible Guarantor


Entity Guarantor Requirements


1) US Citizen
2) Permanent Resident Alien
3) Non-Permanent Resident Alien (max 75% LTV purchase, 70% LTV refi)

Ineligible. See SPR Foreign National progam.

Foreign National

Felony Convictions


Any felony against any Qualifying Guarantor or any Non-Qualifying Guarantor who has 25% or more ownership in the borrowing entity will make the loan ineligible.

  Credit Requirements

Single Qualified Guarantor

3 FICO Scores = Use Middle Score;
2 FICO Scores = Use Lowest

Multiple Qualified Guarantors

Bankruptcy/ Foreclosure

Use Highest Middle

Mortgage Lates

No 30 day late payments in the last 12 months and no 60 day late payments in the last 48 months

No FICO

Short Sale/DIL/Modification

4+ Years Seasoning

4+ Years Seasoning

Not Eligible

  Required Documents Upfront

Borrower & Business Application 

Identification

Guarantor Application

Property Application for Single Rental Loan

[Truly Provided] 

Purchase Contract or HUD Statement

Broker Authorization Form

Short-Term Application

[Truly Provided]

[Truly Provided]

[Truly Provided]

[Truly Provided]

Copy of currently valid, government issued, photo ID

One application per property

Contract required for all purchase loans. Refinances of properties owned fewer than six (6) months require either the Contract or HUD Statement.

If applicable: Brokered loans only

One application per property

Each Guarantor is required to complete their own personal Guarantor application. This application is good for 12 months, and can be used for subsequent loans if the entity and guarantor structure is unchanged.

This application is good for 12 months, and can be used for subsequent loans if the entity and guarantor structure is unchanged.

  Required Documents in Processing

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Borrower & Business Application 

Liquidity Verification

• Two most recent statements for any account needed to meet the requirement. Acceptable accounts include: checking, savings, money market accounts, CDs, brokerage accounts. Must be complete statements - no online screen shots.
• Sourcing for large deposits will be required in these instances:
1) Any deposit over 10% of the subject loan amount for loan amounts up to $750K;
2) Any deposit over 25% of the cumulative amount of documented liquid assets;
3) All non-depository accounts with large increases in balances (more than 25%) since the previous statement balance.
If applicable; For Section 8 properties.
If applicable. Required for all condos (FNMA 1076 or equivalent always required in FL)
Required on all loans

[Truly Provided, unless FL]

HAP/HUD contract/voucher

Insurance Declarations Page or Acord Forms

Entity Documents

Lease Agreement(s)

Varies based on entity type. Please see chart below.

Fully executed lease agreement(s) for subject property.

Condo Questionnaire

LLC

LP / LLP

C-Corp / S-Corp

Trust

Required Entity Documents*

Articles of Organization

Operating Agreement

IRS SS-4 Letter

W9

W9

W9

W9

Articles of Incorporation

Stock Certificates or

Shareholder's Ledger

Corporate bylaws

Director & Officer Appointments

Trust Agreement / Certification

Partnership Agreement

Certificate of Partnership

IRS SS-4 Letter

IRS SS-4 Letter

IRS SS-4 Letter

*Truly Investor Capital will pull a Certificate of Good Standing on all entities. If subject property is located in a state other than the entity's registered state, Foreign Qualification is required.

Insurance Requirements

• 12-month policies required on purchases and refinances where existing policy expires within 30 days of closing
• Hazard coverage equal to the lesser of 100% of the insurable value as established by the property insurer or the loan amount so long as it is not less than 80% of the insurable value
• Commercial General or Premises Liability on an "occurrence" basis with coverage of no less than $500,000
• Condo master policy must cover 100% of the insurable replacement cost of the project improvements and HO-6 coverage sufficient to repair the condo to current condition if the master policy doesn't cover interior improvements
• Rent loss coverage in an amount no less than 6 months’ rent as determined by the insurer or 10% of the loan amount
• Flood insurance equal to the lesser of the total amount of the mortgage, 100% of the insurable value of the improvements, or the maximum insurance available from the NFIP

Service

Cost

Payment Timing

Valuation

Entity Review Fee

Lender Processing Fee

Origination Fee

3rd Party Settlement Charges

Closing

Actual Cost
Paid in Processing at time of Appraisal Order
Billed in Processing for Complex/ Layered Entities and Trusts
Paid at Closing
Paid at Closing
Paid at Closing
Paid at Closing
Actual Cost

$500

$0 for entities with simple structure, except Trusts; $995 for Complex or Layered Entities
and all Trusts
$1,295
See Conditional Quote

Property Fees

  Cash Flow Coverage Calculations

Single Property Rental DSCR is determined by this calculation (for properties except short-term rentals):


Qualifying Rent

________________________

PITIA Payment

Example calculation:

Qualifying Rent

Market Rent From Appraisal

$2,600

$2,600

$2,700

Qualifying Rent

Actual Monthly Rent From Lease

Qualifying Rent

Actual Monthly Rent From Lease

Market Rent From Appraisal

Qualifying Rent

$2,600

$2,700

$2,600

Payment Breakdown

Principal & Interest or

Interest Only Payment

Monthly Taxes

Monthly Insurance

Monthly HOA Dues

PITIA or ITIA Payment

$1,618

+$250

+$150

+$0

$2,018

DSCR Calculation

Qualifying Rent

DSCR

PITIA or ITIA Payment

    $2,600

      1.28

÷ $2,018

Truly Investor Capital, a division of Oaktree Funding Corp., 3133 West Frye Road, Suite #205 Chandler, AZ 85226 (NMLS # 71640 | In the following states AZ, CA, ID, MN, OR, UT loans are originated and made in the name of Oaktree Funding Corp. NMLS #71640 pursuant to the laws of AZ Mortgage Banker Lic. # 0920541 | CA DFPI Lic. # 6035721), 800-429-5000. ©2025. All Rights Reserved. This is not an offer to enter into an agreement. Not all customers will qualify. Information, rates, and programs are subject to change without prior notice. All products are subject to credit and property approval. Not all products are available in all states or for all loan amounts. Other restrictions and limitations apply. Oaktree Funding Corp. is an independent mortgage lender and is not affiliated with the Department of Housing and Urban Development or the Federal Housing Administration. Not intended for legal or financial advice.  All state licensing information may be found at NMLS Consumer Access https://www.nmlsconsumeraccess.org