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DSCR Loans in Okaloosa County, Florida: No-Doc Way To Build Your Real Estate Portfolio Quickly

Okaloosa County, Florida, is located in the panhandle of Florida. The state is known for its beautiful beaches, golf courses, and excellent fishing opportunities. The climate is excellent for year-round swimming, fishing, and outdoor activities. This makes this beautiful state ideal for most real estate investors. To maximize the numerous opportunities, borrowers are turning to DSCR Loans in Okaloosa County, Florida.

DSCR loans differ from conventional loans because they don't require strict personal income documentation. DSCR allow investors to qualify for loans based on the property's income but not their income. DSCR loans have made lending faster and simpler for investors to acquire loans.

Here is how borrowers can cash in on DSCR loans in Okaloosa County, Florida.

Why get a DSCR loan in Okaloosa County, Florida?

The county is located on the Gulf of Mexico, and its white sandy beaches attract tourists worldwide. It's a beautiful place. It offers the perfect mix of urban and rural environments and makes it easy to enjoy what each has to offer. There are many reasons why getting a DSCR loan in Okaloosa County, Florida, makes sense, and they include the following;

The area also boasts a vibrant economy with a growing population, making it a prime market to invest in commercial real estate or residential properties. It's been rated among the top 10 counties in the nation to live in, with some of the country's lowest crime rates and unemployment rates. It also has some of the state's highest-rated schools, making this an ideal location for families with children and retirees.

It's one of the fastest-growing counties in Florida. This means there's a demand for high-quality housing to accommodate those who move in each year. The fact that it's so close to Fort Walton Beach and Eglin Air Force Base also means that plenty of people will be looking for housing options when they're ready to settle down after serving their country abroad.

This means there's a demand for high-quality housing to accommodate those who move in each year.

How does a DSCR loan work?

A DSCR loan stands for Debt Service Coverage Ratio. This is a type of mortgage that combines the benefits of both traditional fixed-rate mortgages and adjustable-rate mortgages. If you have failed to qualify for a loan in the past because you can't prove your income, a DSCR loan might work for you.

DSCR loans in Okaloosa County, Florida, focus on the property's income, not your actual income. If the property generates more cash flow to cover loan repayment, you can qualify for DSCR Loans in Okaloosa County, Florida. You will not have to undergo the verification requirements for W2s, tax returns, pay stubs, etc.

The DSCR loan offers the security and stability of a fixed-rate mortgage. Still, it allows you to take advantage of potentially lower interest rates by allowing the rate to adjust with the market.

DSCR loans differ from typical bank loans because they aren't just for home mortgages. You can use them to invest in real estate with low-interest rates, quick approval times the average is less than two weeks, and flexible terms—so you'll have plenty of time to decide what works best for you.

How is DSCR calculated?

A DSCR uses a property's income and compares it with the full payment, which includes principal, interest, taxes, insurance, HOA, and other monthly expenses known as PITIA.

DSCR is always expressed as a decimal, such as 1.30 or 1.30x. A 1.30 DSCR means the property generates 30% more income than the total monthly payments.

DSCR is calculated using the following formula: DSCR = Income / Payment

For example, if a property's rental income is $2,500 and the total monthly mortgage payment is $2,000, the DSCR is 1.25.

Using the above example of a DSCR ratio of 1.25x, the borrower can improve their DSCR by reducing the total monthly payment or increasing the rent.

The higher the DSCR ratios, the better because it improves your chances of qualifying for DCSR loans. DCSR ratios below 1.0 mean the property has a negative cash flow and can't fulfill its monthly payments.

How to determine DSCR income

The income for residential DSCR property is the monthly rental income. For commercial properties, you use the net operating income (NOI).

NOI equals your gross income minus the costs of operating the property, taxes, and management expenses.

How to determine DSCR payment

DSCR loans use PITIA to calculate the monthly payments. PITIA includes your principal, interest, taxes, insurance, and homeowner association fees (HOA).

Example - How higher rent can improve DSCR

Income Payment DSCR
$2,200 $1,000 2.2
$1,400 $1,000 1.4

Example - How lower payment can improve DSCR

Income Payment DSCR
$3,000 $2,500 1.2
$2,000 $1,900 1.05

When applying for a DSCR loan in Okaloosa County, Florida, the higher your DSCR ratio, the better your chances of being approved if your property has a higher DSCR. With any property you're considering buying, it's important to find the ideal DSCR ratio by increasing the income or reducing the payment.

What is the minimum DSCR in Okaloosa County, Florida?

The minimum DSCR in Okaloosa County, Florida, is 1.10. The minimum DSCR ratio depends on the ratio lender. Some lenders allow a DSCR as low as 0.70, and others don't have a minimum.

It's always important to check with your DSCR lender so they can share their insight on the property: the potential income and the total monthly payments.

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Okaloosa County, Florida DSCR loan guidelines

Unlike traditional loans, borrowers have higher chances of qualifying for DSCR loans. DSCR loans allow investors to be approved on the property's income, not their income.

Lenders have different DSCR loan requirements, and here are some qualifications that lenders need to evaluate:

  • Loan-to-value (LTV) - Since DSCR loans typically have maximum LTVs of 75–80%, budget at least 20–25% for a down payment.

  • Credit score - The optimum credit score is 640 or above, but specific lenders may require a higher score while others may accept a lower score.

  • Verifying the property's future rental income - The lender must verify your projected income. An appraiser must complete Form 1007, the Single-Family Comparable Rent Schedule, for a single-family property.

  • Loan purpose - DSCR loans can be used to buy or refinance a home and obtain cash.

  • Property types allowed - DSCR property types permitted vary slightly by lender but commonly include 2–4-unit properties, condos, single-family residences, or townhomes.

  • Property use - Short-term and long-term rentals, as well as investment and rental solely, are all permitted. No primary residents are allowed.

  • Loan Type - Depending on your lender, loan options may include 30-year fixed rates, 5-year interest-only ARMs, and more.

  • Income and employment, debt-to-income (DTA) ratio - Lenders don't demand proof of income, employment, or any maximum DTI. Instead, they emphasize the revenue generated by your rental property.

  • Maximum loan amount - Max loans are frequently up to $5 million, though this varies by lender.

  • Maximum properties owned - Most DSCR lenders usually don't limit the number of properties owned.

  • Payment penalties - If you sell your house too soon, pay off your loan too soon, or refinance too soon, you can be subject to a prepayment penalty. Specific policies for these fines will be set forth by your lender.

  • Cash reserves - A six-month supply of cash reserves is what most DSCR lenders require. However, lower DSCRs can need up to a year's financial reserves.

  • Closing in the name of an LLC - Most lenders permit borrowers to close in an LLC's name.

  • Seller-paid closing costs - Most DSCR lenders permit sellers to pay a percentage of the closing fees.

  • DSCR mortgage rates - A DSCR loan is an alternative lending source. DSCR mortgage rates in Okaloosa County, Florida, are equivalent to conventional mortgage rates. DSCR loan rates may be 1-2% higher than standard rates.

The five best areas to invest in Okaloosa County, Florida

Okaloosa County, Florida, has a lot of things going for it when it comes to real estate investing. There's a high number of older homes that can be bought and renovated or torn down and rebuilt on higher lots.

The median home price is well below the state average, making it easier to take possession of a property without a lot of cash. And there are plenty of well-kept neighborhoods with families who have lived in the same area for generations. The five best areas to invest in Okaloosa County are:


Crestview is a city in Okaloosa County, Florida, and it's been experiencing a population boom in recent years with a constant influx of people. The increased population has dramatically improved the city's infrastructure, including new roads, parks, and schools. This has sparked an economic boom in the area—it's even been named one of the top small cities for business growth and job creation.

The market in Crestview is booming—the local economy is doing great, and the homes here are nicer than those of many other Florida cities. There's plenty of potential for growth in this market, it's safe and stable now, and it's primed for new growth over the next couple of years.


Niceville is a great place to buy rental properties because of its growing population and stable market. The city is located just north of Panama City and has a high population, which is expected to increase by nearly 2 percent annually until 2030.

When you invest in real estate in Niceville Okaloosa County, Florida, you take advantage of tax deductions that offset your income by reducing your taxable income dollar for dollar. The climate here is ideal for people who want a perfect mix of outdoor activities and indoor living. This city has various properties that you can choose from and will fit your lifestyle.


As the largest city in Okaloosa County and the third-largest city in Florida, the beautiful beach town of Destin is a fantastic place to live, work, and play. The coastal location is unparalleled, with approximately 400 miles of coastline and more than 150 beaches. It's also one of Florida's most sought-after real estate investment hubs.

The area offers year-round fishing, boating, sailing, and water sports, including swimming, surfing, and diving. It's also surprisingly affordable. The property market in this area is growing faster than most other areas in the country. It's also worth noting that the median home price in this area has been going up significantly.

Laurel Hill

Laurel Hill is a quiet town located in the Florida Panhandle. It's safe, with very low crime rates. The schools are highly rated, and the cost of living is lower than in other cities of its size.

It's also a college town, with a large university within the city limits and several more within commuting distance. Laurel Hill has a very low vacancy rate among rental homes and apartments, so finding a place to live is not tricky.

Fort Walton Beach

Fort Walton Beach real estate has a lot to offer. To begin with, the value of real estate in Fort Walton Beach is always on the rise. This is because Fort Walton Beach real estate is in such high demand. The recent growth in the region's popularity means that more vacationers are coming to enjoy what Fort Walton Beach has to offer. It also means that more businesses are being built than ever before.

When you combine this growth with the strong economy in the area, you'll find that plenty of people have more money than they know what to do with. Many choose to use their extra funds as investment capital, and real estate is one of the best investments anyone can make.

Five tips for real estate investors in Okaloosa County, Florida

One of the best things about living in Okaloosa County, Florida, is that it's a hotbed for real estate investment opportunities. Here are some tips to help you maximize your profits and make your investment portfolio thrive.

Be careful about the neighborhood

Investors should beware of neighborhoods with high crime rates. If the neighborhood isn't safe and stable, you can't expect a good return on your investment, either.

Look at each property's details carefully before you buy to ensure that it's in a stable area.

Get permits and inspections right away

It might seem like a hassle, but getting your property up to code before selling will save you headaches.

Some buyers will pass over an otherwise perfect opportunity if they think extra work is needed to make it livable for them and their family members.

Keep up with maintenance

Don't neglect your properties! Make sure that they're always well-cared for and kept clean and up-to-date.

When inspecting one of your properties, check for any problems during the survey process to get them repaired quickly before they become more severe issues later on down the line.

Learn the market

The market is integral to any neighborhood or community, especially regarding future investment potential. You need to know how stable the market is and what growth potential it could have.

"Don't buy too high, don't sell too low." When you're ready to commit to buying a property, don't let emotions get in the way of making sure that you're getting a good deal. Try not to pay more than a property is worth, and don't sell for less than it's worth—if you need to walk away from a deal, do so politely but firmly.

Connect with your local community

You may be interested in specific real estate market areas, but you'll need to start forming connections within the community.

These connections will help you not only find a property but also let you know about any upcoming changes or opportunities available.

DSCR Loans FAQ's

  • How much do you have to put down for a DSCR loan? DSCR lenders require a down payment of at least 20-25%.

  • Is a DSCR loan a hard money loan? DSCR loans are not hard money loans. The 30-year fixed rate is the most common DSCR loan type and is not a short-term financing plan.

  • Does the DSCR calculation include taxes? DSCR considers PITIA, which includes principal, interest, taxes, insurance, and homeowner association fees.

  • Is it hard to get a DSCR loan in Okaloosa County, Florida? No, qualifying for a DSCR loan is easier because income documentation isn't necessary.

Submit your DSCR scenario

DSCR loans provide a faster and more flexible way to help investors fund their investment properties in Okaloosa County, Florida. DSCR loans in Okaloosa County, Florida, focus on your property finances, not your income.

With over 50 years of mortgage industry experience, we are here to help you achieve the American dream of owning a home. We strive to provide the best education before, during, and after you buy a home. Our advice is based on experience with Phil Ganz and Team closing over One billion dollars and helping countless families.

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