Georgia investors own everything from metro Atlanta single-family rentals to Savannah cottages and fourplexes in Macon and Augusta. A DSCR cash-out refinance can turn years of appreciation into funds for the next deal, and Georgia's intangible recording tax is one cost to plan for.
In short: Our top pick for a DSCR cash-out refinance in Georgia is LendingStreet. We qualify on the property's rent with no W-2s or tax returns, lend to LLCs as standard, and offer cash-out up to 75% LTV on 1-8 unit rentals from $150,000 with no stated maximum. We build Georgia's intangible recording tax and your county tax bill into the numbers from the start, so the cash you expect is the cash you see.
LendingStreet is a business-purpose lender built for real estate investors, and our DSCR cash-out refinance qualifies on the rent your Georgia property earns, not on W-2s or tax returns. Cash-out goes up to 75% LTV, loans start at $150,000 with no stated maximum, the standard minimum DSCR is 1.0x with sub-1.0 programs available, and the minimum credit score is 620.
It works well for self-employed investors, portfolio owners adding doors, and anyone refinancing out of a bridge or hard money loan. The next step is simple: fill out the form below or call (877) 298-1001 and a loan officer will size the cash-out with you.
If you are weighing CoreVest, Dominion Financial, LendingOne, Lima One, New Silver and RCN Capital for a DSCR cash-out refinance loan for investors in Georgia, this is the short version: LendingStreet wins the scenarios below, and you can get a quote with the form below.
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. |
Most Georgia investors weigh a few kinds of lenders when they refinance. Here is how LendingStreet compares with the general types you will run into. Terms at other lenders vary, so ask each one directly.
| What investors need | LendingStreet | Typical bank or credit union | Typical hard money lender |
|---|---|---|---|
| Income documentation | Qualify on property rent; no W-2s or tax returns | Often requires tax returns and personal income | Usually asset based; varies |
| Borrow in an LLC | Standard | Sometimes; varies by bank | Common |
| Max cash-out LTV | Up to 75% | Varies; often conservative | Usually lower; varies |
| Loan term | 30-year terms available | Often shorter or adjustable | Usually short-term only |
| Where they lend | All 50 states and DC | Usually local footprint | Usually regional |
| Loans under 1.0x DSCR | Sub-1.0 programs exist | Rarely | Varies |
Metro Atlanta is the center of Georgia's rental market, with large numbers of single-family rentals across Fulton, DeKalb, Cobb, Gwinnett, Clayton and Henry counties. Many were built from the 1960s through the 2000s, and newer build-to-rent communities have added more. Outside Atlanta, Savannah draws long-term tenants tied to the port, the military and the arts college, while Augusta, Columbus, Macon and Athens offer lower prices and plenty of duplexes and fourplexes.
Investors who bought during the last decade often have significant equity. A cash-out refinance keeps the rental and its income while freeing up funds.
Georgia charges an intangible recording tax on long-term notes secured by real estate, at $1.50 per $500 of the loan amount, with a cap on very large loans. Georgia rules allow some refinances to exclude the portion that simply replaces an existing balance, under specific conditions. Ask your closing attorney whether any part of your loan qualifies.
Georgia closings are conducted by attorneys. Expect title insurance, recording and closing fees in addition to the intangible tax. The deed transfer tax applies to sales, not to a refinance in the same LLC.
Georgia assesses property at 40% of fair market value, and local millage rates vary widely between counties and cities. A homestead exemption only applies to an owner's home, so check the rental's actual bill rather than a former owner-occupant's.
Insurance is usually manageable inland. On the coast around Savannah, Tybee Island and Brunswick, flood and wind coverage can cost more, and some homes sit in mapped flood zones where flood insurance is generally required.
Cash-out seasoning varies by program, so check our seasoning guide if you bought or renovated recently. Standard rentals can reach 75% LTV on cash-out, while 5-8 unit buildings and larger balances may be lower and vary by program.
Many newer Atlanta-area subdivisions have HOAs with leasing caps or minimum lease terms. If your home is in one, have the covenants on hand, because an HOA restriction can affect how the property is viewed.
This example is illustrative and not a quote. An investor owns a Macon fourplex appraised at $480,000, with four units at $1,150 each and a $210,000 balance. At 75% LTV the new loan is $360,000, and estimated principal and interest is about $2,456 a month. Adding taxes of $420 and insurance of $220, the payment is about $3,096 and DSCR is about 1.49x. Paying off the $210,000 balance leaves about $150,000 before closing costs.
Georgia's intangible recording tax on a $360,000 note is about $1,080 ($1.50 per $500), before any refinance exclusion. Even after that and other closing costs, the fourplex keeps strong coverage and frees about $150,000 for the next purchase.
| Item | 75% LTV cash-out |
|---|---|
| Appraised value | $480,000 |
| New loan amount | $360,000 |
| Estimated principal and interest | $2,456 |
| Property taxes (monthly) | $420 |
| Insurance (monthly) | $220 |
| Total monthly payment | $3,096 |
| DSCR at $4,600 rent | About 1.49x |
| Cash after $210,000 payoff, before costs | $150,000 |
Ask every lender the same questions so you can compare answers side by side. Then see how LendingStreet answers each one.
Bring this list to any lender you talk to, and bring your rent roll to us through the form below.
The fastest path is a complete picture: value estimate, leases, current loan balance, tax bill and insurance quote. We will size the loan, show you the ratio and recommend a cash-out amount. Fill out the form below or call (877) 298-1001.
Our top pick is LendingStreet. We qualify on rent instead of tax returns, lend to LLCs, and offer cash-out up to 75% LTV on 1-8 unit rentals with no stated maximum loan size.
Yes. We lend in all 50 states and DC, including metro Atlanta, Savannah, Augusta, Macon and Columbus.
It is $1.50 per $500 of the loan amount, with a cap on very large loans. Some refinances can exclude part of the balance. Your closing attorney will confirm.
Yes. Georgia real estate closings are conducted by attorneys, and the closing attorney handles title and recording.
Yes, if the HOA allows leasing. Provide the covenants so we can review any leasing limits.
Seasoning varies by program. Our seasoning guide explains the options.
Yes. With five or more properties, a blanket portfolio loan can combine them into one closing.
Use the form below or call (877) 298-1001 with the address, value, rent and current balance.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
By clicking, you provide express written consent to be contacted by LendingStreet (NMLS #1734316) via SMS, phone, or email, possibly using automated technology, regarding your loan inquiry. Reply STOP to opt out. Consent is not required to obtain services. See our Privacy Policy and Terms.