Investors who bought in the Phoenix and Tucson metros years ago are sitting on real equity, and Arizona's modest property taxes help a refinance pencil. HOA dues, rental registration and the condition of the AC and roof are what to check before you pull cash.
In short: Our top pick for a DSCR cash-out refinance in Arizona is LendingStreet. We offer cash-out up to 75% LTV, qualify on rent with no W-2s or tax returns, and close in LLCs as standard. In the Valley's higher-price suburbs the rent sometimes supports a little less than full leverage, and we show you the options side by side.
Arizona investors choose LendingStreet when they want equity out of a rental on terms built for investors: approval based on rent, LLC borrowing as standard and 30-year terms.
It fits landlords who are self-employed, hold several properties or want to fund the next purchase. The next step: use the form below to request a quote or call (877) 298-1001.
Well-known DSCR cash-out refinance lenders include CoreVest, Dominion Financial, LendingOne, Lima One, New Silver and RCN Capital. Compared scenario by scenario for investors in Arizona, 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 |
|---|---|---|
| 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. |
| 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. |
| 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. |
Compared with the other lender types Arizona investors use, LendingStreet is designed around rental income and long-term holds. The table below sums it up fairly.
None of these lender types is wrong for every deal. The difference is focus: our DSCR program is designed for Arizona investors who want a long-term loan sized on rent, with cash-out and no personal income paperwork.
| Cash-out question | LendingStreet | Typical bank or credit union | Typical short-term lender |
|---|---|---|---|
| How you qualify | On the property's rent; no W-2s or tax returns | Often requires tax returns and personal income | Mostly on the asset and the exit |
| Maximum cash-out leverage | Up to 75% LTV | Varies; often conservative on rentals | Varies; usually short-term loans |
| Loan term | 30-year terms available | Varies; some use shorter terms | Usually short-term only |
| Borrowing in an LLC | Standard | Varies by institution | Common |
| Minimum ratio | 1.0x standard; sub-1.0 programs exist | Usually debt-to-income instead | Not usually ratio-based |
| Where they lend | All 50 states and DC | Usually local or regional | Often local |
| HOA-heavy suburbs | HOA dues counted up front in the ratio | Varies | Often not reviewed for a long hold |
In the Phoenix metro, rental owners hold single-family homes in Mesa, Chandler, Gilbert, Glendale and Peoria, newer builds in the West Valley around Surprise, Goodyear and Buckeye, and older homes and small multi-unit buildings near Tempe and central Phoenix. Many are in master-planned communities with HOAs.
Tucson rentals range from homes near the university to east-side subdivisions. Outside the two metros, Flagstaff, Prescott and Yuma have their own rent levels, and Flagstaff's tight supply and student demand keep rents firm.
Arizona property taxes are modest compared with many states. Homes used as rentals are classified as rental residential property, and Arizona law requires owners to register residential rentals with the county assessor. Keep the registration current and use the current tax bill in your numbers.
Arizona does not charge a real estate transfer tax on deeds or a mortgage recording tax; title insurance, escrow and recording fees are the main refinance costs. Confirm current amounts with your escrow or title company.
HOA dues count in your payment, and many Valley communities have leasing rules or minimum lease terms. Insurers look closely at roof age, especially on foam flat roofs and older tile, and monsoon storms bring wind and hail claims. A tired AC system will not change your ratio, but it can change the appraisal and your reserves.
Arizona law limits how far cities can restrict short-term rentals, but cities can require permits or licenses, and STRs also need a state transaction privilege tax license. If your rental runs nightly in Scottsdale, Sedona or elsewhere, see our STR pages for qualifying on projected revenue.
This example is illustrative and not a quote. An investor owns a Mesa single-family rental appraised at $450,000 that leases for $2,600 a month. The current payoff is $210,000. Taxes are $170 a month, insurance $110 and HOA dues $90.
At 75% LTV the loan is $337,500 and the cash is about $127,500, but the full payment of about $2,730 gives a DSCR of about 0.95x, under the 1.0x standard. At 70% LTV the loan is $315,000, estimated principal and interest is about $2,203, the payment about $2,573 and DSCR about 1.01x. The investor still takes about $105,000 before closing costs.
| Item | 75% LTV | 70% LTV |
|---|---|---|
| Appraised value | $450,000 | $450,000 |
| New loan amount | $337,500 (75% LTV) | $315,000 (70% LTV) |
| Existing loan payoff | $210,000 | $210,000 |
| Cash out before closing costs | $127,500 | $105,000 |
| Estimated principal and interest | $2,360 | $2,203 |
| Property taxes (monthly) | $170 | $170 |
| Insurance and HOA (monthly) | $200 | $200 |
| Total monthly payment | $2,730 | $2,573 |
| DSCR at $2,600 rent | About 0.95x | About 1.01x |
Seasoning varies by program; our seasoning guide covers the common rules. If you bought a Valley home, renovated it and leased it within the past year, ask which program fits before ordering the appraisal.
Summer is the slow leasing season in the desert, so a unit that turns over in July may sit longer. A signed lease in place at appraisal makes the rent easier to support. If the ratio falls just short, sub-1.0 programs are another route.
A good comparison starts with identical questions. Ask each lender you are considering for written answers to the following.
Our answers, for a direct comparison: Max LTV: LendingStreet offers cash-out up to 75% LTV, and it varies by program on 5-8 units and larger balances. DSCR minimum: 1.0x is the standard minimum, and sub-1.0 programs exist when the rent runs short. Seasoning: it varies by program, and the team will tell you which option fits your ownership date. Entity borrowing: LLC borrowers are standard; members sign for the loan personally where required. Timeline: mostly set by appraisal and title, so a complete file moves fastest. Large balances: loans start at $150,000 with no stated maximum, and larger loans get a closer review.
A complete file gets the clearest answer. Share the rent, taxes, insurance and payoff, and fill out the quote form below or call (877) 298-1001 to talk with the financing team.
Our top pick is LendingStreet. We offer cash-out up to 75% LTV on Arizona rentals, qualify on the property's rent with no tax returns, and close in an LLC as standard, with loans from $150,000 and no stated maximum.
Yes. Arizona is one of the 50 states (plus DC) where we offer DSCR cash-out refinances on investor rentals.
Arizona law requires residential rental property to be registered with the county assessor. It is a good idea to have it current before you refinance.
In higher-price suburbs, rent may not cover the bigger payment at 1.0x. Lowering the loan a little, as in the Mesa example, or a sub-1.0 program can solve it.
No. Arizona does not charge a real estate transfer tax. Title, escrow and recording fees are the main costs; confirm them with your escrow company.
Yes. Each rental can be refinanced on its own loan, and owners of five or more rentals can look at a blanket portfolio loan with one closing.
No. Our DSCR loans are business-purpose loans on non-owner-occupied investment property, so a primary residence is not eligible.
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