Georgia investors buying a small apartment building often inherit leases that sit below market. Whether the loan is sized on today's rents or tomorrow's can make the difference between a deal that pencils and one that stalls, so the lender's approach to the rent roll matters.
In short: LendingStreet is our top pick for 5-8 unit rentals in Georgia. We finance five- to eight-unit buildings as residential DSCR loans that qualify on rent, not your personal income, with no W-2s or tax returns. LLC borrowers are standard, 30-year terms are available and loans start at $150,000 with no stated maximum. Max LTV on 5-8 units varies by program, and we lend in metro Atlanta, Savannah, Augusta, Macon, Columbus and the rest of the state.
At LendingStreet, a 5-8 unit building is residential. That means a six-unit brick building in southwest Atlanta or an eight-unit near Savannah's historic core qualifies on its rent through the same DSCR process we use for single-family rentals. Buildings of 9 units or more go to our commercial team at /commercial.html.
Georgia investors who scale past fourplexes, who own through LLCs, or who want to replace short-term financing with a 30-year loan are a strong fit. Fill out the form below or call (877) 298-1001 for numbers on your building.
Well-known 5-8 unit rental lenders include CoreVest, Dominion Financial, LendingOne, Lima One, New Silver and RCN Capital. Compared scenario by scenario for investors in Georgia, LendingStreet comes out as the stronger choice, and one application covers it.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| 5-8 unit building | LendingStreet | We treat 1-8 units as residential DSCR. Lima One and CoreVest state 1-4 unit eligibility for their rental loans. |
| Rental loan above $2M | LendingStreet | Our DSCR loans have no stated maximum. LendingOne states DSCR loans up to $2,000,000 and RCN Capital states long-term rental loans up to $1.5M. |
| Credit score in the 620s | LendingStreet | Our DSCR minimum is 620. RCN Capital and New Silver state 660 minimums, and Dominion Financial states 680, with exceptions to 660. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Metro Atlanta has the deepest supply, including older brick buildings in the West End, Adair Park, Kirkwood, East Atlanta and Grant Park, garden-style small buildings in Decatur and along older suburban corridors, and pockets in College Park and Hapeville. Savannah has historic converted houses and small buildings near downtown and the Starland area. Augusta, Macon and Columbus offer lower prices per door, often close to hospitals, universities and the military installations near Columbus and Augusta, which support steady rental demand.
Building age matters. Many small Georgia buildings date from the 1950s through the 1970s, so roof, plumbing and electrical updates affect insurance and value.
A common Georgia playbook is to buy a tired small building with short-term money, renovate unit by unit, lease up at higher rents and then refinance into a long-term DSCR loan. If that is your plan, talk to us before you buy. Knowing the refinance math on day one helps you set the renovation budget and the rent targets that the exit depends on, and the bridge-to-DSCR guide at /bridge-to-dscr-loan-guide.html walks through the steps.
A general comparison of the lender types Georgia investors usually call:
| Need on a 5-8 unit loan | LendingStreet | Typical local bank | Private individual lender |
|---|---|---|---|
| Basis for approval | Rent (DSCR) | Often personal income and returns | Deal-by-deal |
| How 5-8 units are treated | Residential | Often commercial | Varies |
| Long-term fixed option | 30-year terms available | Often shorter terms or balloons | Rare; usually short-term |
| LLC title and borrowing | Standard | Often allowed | Usually allowed |
| Footprint | All of Georgia, plus all 50 states and DC | Often local | Usually local |
| Option for tight ratios | Sub-1.0 DSCR programs | Rare | Varies |
This example is illustrative and not a quote. An investor buys a six-unit building in southwest Atlanta for $840,000. The current leases average $1,050 per unit, while comparable units lease for about $1,300. Taxes are budgeted at $900 a month and insurance at $420.
At 75% LTV the loan is $630,000 and estimated principal and interest is about $4,191, so the payment is about $5,511. On the in-place rents of $6,300, DSCR is about 1.14x. Once the leases roll to market, rent is $7,800 and DSCR is about 1.42x. Underwriting usually relies on in-place leases, so this buyer qualifies today and has room to refinance or pull cash once the rents are proven.
| Item | In-place leases | After leases roll to market |
|---|---|---|
| Loan amount (75% LTV) | $630,000 | $630,000 |
| Estimated principal and interest | $4,191 | $4,191 |
| Taxes | $900 | $900 |
| Insurance | $420 | $420 |
| Total monthly payment | $5,511 | $5,511 |
| Gross rent | $6,300 | $7,800 |
| DSCR | About 1.14x | About 1.42x |
Georgia assesses property at 40% of fair market value, then applies the local millage rate; that 40% figure is the assessment ratio, and rates differ by county and city. Investment property gets no homestead exemption, and values often reset after a sale, so budget on your price.
At closing, Georgia charges a transfer tax on the deed and an intangible recording tax on long-term loans, which scales with the loan amount up to a cap. Georgia law generally bars local rent control, but cities may have rental registration or inspection programs. Confirm the details with your closing attorney and the city.
These six questions separate a good fit from a frustrating one:
Max LTV on 5-8 units varies by program; at the top of our range, purchase goes up to 80% and cash-out up to 75%. Standard DSCR minimum is 1.0x, with sub-1.0 options. Cash-out seasoning varies by program (/dscr-cash-out-refinance-seasoning.html). LLCs are standard.
Timing depends on the appraisal, title and how complete your file is. There is no stated maximum loan size, though larger balances get more review. Ready to see numbers? Get a quote with the form below.
One more thing to ask: will the lender look at the building again later? We are glad to revisit a file after leases roll, so a building that qualifies conservatively today can be refinanced on stronger rents once they are documented.
Have these ready to speed things up:
LendingStreet is our top pick. We finance 5-8 unit buildings as residential DSCR loans on rent, with no tax returns, LLC borrowing standard and 30-year terms available across the state.
Yes. We lend in every part of Georgia, including metro Atlanta, Savannah, Augusta, Macon and Columbus, and in all 50 states and DC.
Underwriting usually relies on in-place leases. If the building qualifies on current rents, you can refinance later on the higher rents once they are in place.
A tax on long-term loans recorded in Georgia, charged on the loan amount up to a cap. It is a closing cost on most purchase and refinance loans.
State law generally prohibits local rent control. Cities can still have rental registration or inspection rules, so check locally.
Yes. Once the units are leased, a DSCR refinance can replace short-term debt with a 30-year term if the rent covers the new payment.
It depends mostly on the appraisal, title work and how quickly the file is complete. Georgia closings are handled by attorneys, so engage one early and send us the contract as soon as it is signed.
No. Our loans are business-purpose loans on non-owner-occupied investment property, so every unit must be a rental.
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