Are you the lender?
No. investor.broker is a broker / investor loan desk. We package and shop business-purpose short-term rental files to capital sources. We do not fund loans.
Is this a commitment to lend?
No. Nothing on this site is a commitment to lend, a credit decision, or a lock. Those sit with the capital source.
Can I use this for a primary residence or a vacation home I occupy?
No. This desk is business-purpose / non-owner-occupied only. If you stay in the property, occupancy is the fight.
What is the difference between a purchase and a refinance on this desk?
Purchase files the acquisition of an investment STR. Refinance files an asset you already hold — rate/term or cash-out — still non-owner-occupied and business-purpose. The estimator has both modes. The income method and haircut still apply. Nothing here is a cash-out decision.
How does the STR DSCR estimator treat income?
Two paths: ADR × occupancy (nightly rate × occupancy% × 365 / 12) or trailing-twelve (T12) gross ÷ 12. Lender DSCR uses that gross after an editable haircut (default 75%). Full-income cash flow is shown beside it and is not the qualification ratio.
Why is there a lender haircut?
Many business-purpose programs do not take 100% of short-term gross. A 75% illustration is common on the worksheet. Edit it. It is an assumption — not a GI quote and not a program matrix.
Does the calculator decide anything?
No. It is ungated orientation. Lender DSCR is haircut income ÷ PITIA. Full-income cash flow is labeled separately. Assumptions are yours — not a quote, a lock, or a credit decision.
Do you publish rates here?
No. Pricing is deal-specific and set by the capital source, not by a page on this site. The rate field is your estimate.
What is your license number?
GI Realty LLC, a California Real Estate Broker — CA DRE Lic# 01311868
Can the loan close in an LLC?
Often yes on business-purpose investor files. Vesting, the operating agreement, EIN, and who can sign have to match. We are not your formation attorney.
What should I bring to the call?
Address, purchase vs refinance, ADR and occupancy or a T12, estimated PITIA, entity vs. personal vest, and the hold plan. Enough to desk — not a full credit package.
Common objections
These are the ones we hear on the desk. Direct answers. Not a credit decision.
I already own the property. I need a refinance, not a purchase.
That is a normal file on this desk when occupancy stays investment and the use stays business-purpose. Switch the estimator to refinance, enter value and the loan you want, and keep the same STR income method. We still do not issue a cash-out decision on a webpage.
I am buying a vacant property and will list it as a short-term rental after close.
Then the income story is a projection — ADR × occupancy, not a T12 you do not have yet. Say that. Do not invent a nightly rate to clear 1.25. Local and HOA rules still have to allow the use.
My T12 is strong but a 75% haircut kills coverage.
Edit the haircut on the worksheet and see the two views side by side. Some programs take more of in-place actuals; some take less of a projection. The default 75% is an illustration, not GI policy. Book the call if you want the file mapped.
My DTI will not clear a conventional file.
Then this is probably an asset conversation, not a personal DTI conversation. STR DSCR desks haircut income against PITIA. That does not mean every deal clears, and it is not a path for a primary residence.
Just tell me the rate.
We do not publish rates here. Pricing is set by the capital source on a specific file. The calculator rate field is your estimate — not a quote from this desk.