Liberty Mortgage finances more rentals than any other lending institution in town because one, we do not care how many you own and two, we back M.I.P.O.A. which is the landlords clubs. We can do 100% financing on single family rentals if your score is over 680, 5% down on up to 4 units call with your scenario. Some loans will carry PMI and all can escrow. Some programs will allow stated income or "no-doc". If we go full doc using tax returns to prove income, a 2 year rental history is now asked for by Fannie Mae and Freddie Mac. Tax returns showing income after expenses or lease income can be used to help offset mortgage payments in ratios. Many of these programs are underwritten by automated underwriting.

If you are a professional landlord and rental or rehab flips are all that you do for a living and you do not show a lot of income on your tax returns, there are many stated or "no-doc" programs available. Call with your credit scenario.

On refinances including cash out, there is no seasoning for time owned of the property on any Fannie Mae or Freddie Mac loan. If you can only do a stated income or "no-doc" loan, there maybe seasoning. Please check with Liberty.

If you want to buy more than 4 units on 1 tax key number, then we have to go commercial financing. Normal commercial financing is 20% down sometimes there are exceptions if the seller will help by doing a "holdback second", Commercial loans are normally done on 15 year terms.

Liberty also does commercial blankets. If you own several properties with equity and you are going to keep them long term, you can take the existing mortgage balances and refinance them into one loan for 15 years and then do a line of credit as the second part up to a total of 75% LTV and you can use the line to buy more property of whatever.