Across the Valley of the Sun, investors who bought single-family rentals with cash or short-term money are looking for a way to pull that capital back out. Arizona's relatively modest property taxes help the math, but rent levels, HOA rules and the rental classification still decide how much a cash-out can be.
In short: Our top pick for a DSCR cash-out refinance in Phoenix is LendingStreet. We qualify on the property's rent with no W-2s or tax returns, offer up to 75% LTV on cash-out, close in your LLC as standard and lend from $150,000 with no stated maximum on 1-8 unit rentals across Maricopa and Pinal counties.
LendingStreet is a lender built for real estate investors. A Phoenix DSCR cash-out with us looks at one main question: does the rent cover the new payment? The standard minimum is 1.0x, sub-1.0 programs exist, the minimum credit score is 620 and 30-year terms are available.
It is a good fit for investors who paid cash for a Valley rental, BRRRR buyers finishing a rehab and landlords who want capital for the next purchase without selling. Get a quote with the form below, or call (877) 298-1001.
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 Phoenix, AZ, 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. |
Phoenix investors commonly weigh a bank or credit union, a national online DSCR lender, a private lender and LendingStreet. A fair comparison:
| What investors need | LendingStreet | Typical bank or credit union | Typical private lender |
|---|---|---|---|
| Qualifying basis | Property rent | Income, tax returns, debt-to-income | Mostly equity |
| Max cash-out LTV | Up to 75% | Varies | Varies, often lower |
| Number of financed rentals | Not limited by personal debt-to-income | Often limited by debt-to-income | Varies |
| Term | 30-year terms available | Varies | Short-term |
| LLC borrowers | Standard | Varies | Common |
| Footprint | All 50 states and DC | Usually regional | Usually local |
In Phoenix proper, Maryvale, Laveen, South Mountain and the neighborhoods around Sunnyslope have block-built ranch homes from the 1950s through the 1980s that rent steadily. Arcadia and central Phoenix carry higher values and thinner rent-to-value ratios.
In the East Valley, Mesa, Tempe, Chandler and Gilbert mix older ranches with newer HOA subdivisions; Tempe adds student demand near the university. The West Valley, including Glendale, Peoria, Avondale, Goodyear, Surprise and Buckeye, has a lot of newer construction, often with HOAs. Pinal County cities such as Maricopa, Casa Grande and San Tan Valley offer lower prices for investors who want stronger ratios.
Arizona property taxes are modest compared with many states, but a rental is classified differently from a primary home and does not receive the homeowner rebate, so an investor's bill can be higher than the seller's was. Arizona also requires residential rental property to be registered with the county assessor; in Maricopa County that is the Maricopa County Assessor's Office. Keep the registration current before you refinance.
Many Valley subdivisions have HOAs, and some set minimum lease terms or rental caps. Read the covenants and include the dues in your payment. Pools are common; they add appeal for tenants and a line on the insurance and maintenance budget.
Desert heat is hard on roofs and air conditioning. An appraiser and an insurer will both look at the age of the roof and the HVAC system, and an older system can raise the premium or prompt questions. If you replaced either during a rehab, keep the invoices; they support both the value and the insurance quote.
This example is illustrative and not a quote. An investor paid cash for a Maryvale ranch, renovated it and leased it for $2,000 a month. It now appraises at $340,000, with no mortgage. Taxes are about $110 a month and insurance about $110.
At 75% LTV, the $255,000 loan has estimated principal and interest of about $1,740. The total payment is about $1,960 and DSCR is about 1.02x, just over 1.0x. At 70% LTV, the $238,000 loan lowers the payment to about $1,844 and lifts DSCR to about 1.08x, with more room for a vacancy or repair.
Because there is no existing loan, nearly all of the new loan is cash out before closing costs. The investor picks between more cash and more cushion. Neither option needs a W-2 or a tax return; the lease, the appraisal and the payment drive the answer.
| Item | 75% LTV | 70% LTV |
|---|---|---|
| New loan | $255,000 | $238,000 |
| Estimated principal and interest | $1,740 | $1,624 |
| Taxes and insurance | $220 | $220 |
| Total monthly payment | $1,960 | $1,844 |
| DSCR at $2,000 rent | About 1.02x | About 1.08x |
| Cash out before costs | $255,000 | $238,000 |
State law limits how far Arizona cities can go in banning short-term rentals, but Phoenix, Scottsdale and other Valley cities now require an STR license or permit, and operators need state and local transaction privilege tax licenses. HOAs can still prohibit nightly rentals.
Where a property is properly licensed and the HOA allows it, some of our programs can qualify on projected short-term rental revenue. Confirm with the city and the HOA before you rely on that income.
Run the same questions past every lender you talk to:
Up to 75% LTV on cash-out, varying by program on 5-8 units and larger balances. A 1.0x standard minimum DSCR, with sub-1.0 programs available. Seasoning varies by program. LLC borrowers are standard. Loans start at $150,000 with no stated maximum.
With five or more Valley rentals, a blanket portfolio loan can pull equity from all of them on one closing.
Send the address, lease, tax bill, insurance quote, HOA details and any payoff. We will run the numbers at a couple of LTVs and come back with options. Get a quote with the form below, or call (877) 298-1001.
Our top pick is LendingStreet. We qualify on rent with no tax returns, lend up to 75% LTV on cash-out, close in LLCs as standard and have no stated loan maximum.
Yes. We lend across Maricopa and Pinal counties, the rest of Arizona and all 50 states and DC.
Yes, up to 75% LTV. Seasoning varies by program, so share your purchase date and rehab costs.
Arizona requires residential rentals to be registered with the county assessor. Keep it current, since title and underwriting may check.
Yes. HOA dues are part of the monthly payment the rent must cover.
On some programs, if the property is licensed and the HOA allows short-term rentals.
Yes. A blanket portfolio loan covers 5 or more properties under one loan with one payment.
No. Our loans are business-purpose loans on non-owner-occupied rentals.
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