Texas investors own rentals across Dallas-Fort Worth, Houston, San Antonio, Austin and a long list of growing smaller cities. Many have equity to spare. The catch is that Texas property taxes and insurance often decide how much of it a rental can carry.
In short: Our top pick for a DSCR cash-out refinance in Texas is LendingStreet. We qualify on the property's rent with no W-2s or tax returns, allow cash-out up to 75% LTV, lend to LLCs and offer 30-year terms statewide. Because Texas taxes are high and investors get no homestead exemption, we test the ratio at more than one loan amount so you can choose the cash-out that actually works.
For Texas investors who want cash out of a rental without proving personal income, our top pick is LendingStreet. The loan is a business-purpose DSCR refinance that looks at what the property earns, so there are no W-2s or tax returns, your LLC can be the borrower and a 30-year term is available.
You can borrow up to 75% of appraised value on a cash-out, starting at $150,000 with no stated maximum. The standard DSCR minimum is 1.0x, sub-1.0 programs are available for some files, and the minimum credit score is 620. It fits investors in DFW, Houston, San Antonio, Austin, El Paso, Killeen, Waco and the Rio Grande Valley.
To see your numbers, get a quote with the form below or call (877) 298-1001.
Investors searching for DSCR cash-out refinance lenders often compare national names like CoreVest, Dominion Financial, LendingOne, Lima One, New Silver and RCN Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in Texas. In every scenario below, LendingStreet is the best fit.
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. |
When Texas investors shop a cash-out, the alternatives are usually a bank or credit union, a hard money lender or a private lender they know. Here is how those types generally line up against LendingStreet on what matters for a long-term rental.
| What investors need | LendingStreet | Typical local bank | Typical private lender |
|---|---|---|---|
| How you qualify | On the property's rent; no W-2s or tax returns | Often requires tax returns and W-2s | Varies by individual |
| Borrowing in an LLC | Standard | Varies; some prefer personal names | Varies |
| Cash-out leverage | Up to 75% LTV | Varies by bank policy | Varies |
| Loan term | 30-year terms available | Often shorter terms or balloons | Often short-term |
| Growing past a few rentals | Not tied to personal debt-to-income | Often limited by debt-to-income | Limited by one person's capital |
| Where they lend | All 50 states and DC | Usually a local footprint | Usually local |
Dallas-Fort Worth and Houston hold the largest share of the state's single-family rentals, from older neighborhoods close to downtown to newer subdivisions on the edges. San Antonio and Austin add military, university and tech-adjacent demand, and Austin's higher values can produce larger cash-out amounts.
Smaller markets matter too. Killeen and Temple rent to families tied to Fort Hood, El Paso to Fort Bliss, and Waco, Lubbock, Corpus Christi and McAllen offer lower prices that often pair with steady rents.
Across all of them, newer subdivisions frequently carry municipal utility district or public improvement district assessments on top of the regular tax bill.
Texas has no state income tax and funds local government heavily through property taxes. A home can be taxed by the county, city, school district and special districts, and investors do not get homestead exemptions. Pull the appraisal district record and use the full combined rate when you estimate DSCR.
Texas has no state real estate transfer tax, and title insurance premiums are set by the state, so title costs follow a standard schedule. Texas also has strict rules for cash-out on homesteads, but those rules apply to a primary residence. On an investment property, lenders typically ask you to confirm in writing that the property is not your homestead.
This example is illustrative and not a quote. An investor owns a San Antonio single-family rental that appraises at $320,000 and leases for $2,450 a month. The existing balance is $150,000. With no homestead exemption, taxes are about $610 a month, and insurance is $230.
At 75% LTV the new loan is $240,000, with about $90,000 out before closing costs. Estimated principal and interest is about $1,637, the total payment is about $2,477 and DSCR is about 0.99x, just under the 1.0x standard minimum. At 70% LTV the loan is $224,000, cash out is about $74,000, the payment drops to about $2,368 and DSCR rises to about 1.03x.
The investor can take the 70% option on a standard program or ask about a sub-1.0 DSCR program for the larger amount. Either way, taxes are the reason the ratio is tight.
| Item | At 75% LTV | At 70% LTV |
|---|---|---|
| Appraised value | $320,000 | $320,000 |
| New loan amount | $240,000 | $224,000 |
| Existing loan paid off | $150,000 | $150,000 |
| Cash out before closing costs | $90,000 | $74,000 |
| Estimated principal and interest | $1,637 | $1,528 |
| Property taxes | $610 | $610 |
| Insurance | $230 | $230 |
| Total monthly payment | $2,477 | $2,368 |
| DSCR at $2,450 rent | About 0.99x | About 1.03x |
Texas investors often build portfolios quickly. If you are refinancing two or three rentals, each can have its own DSCR loan. Once you reach five or more, a blanket portfolio loan can refinance them on one closing with one payment and portfolio pricing, qualified on the portfolio's combined cash flow.
For short-term rentals, some programs can qualify on projected revenue, but Texas cities set their own rules and many HOAs ban stays under 30 days. Check with the city before relying on nightly income.
How soon you can pull cash out depends on the program. Some cap the loan at your original purchase price plus documented improvements until a seasoning period passes; others can rely on today's appraised value earlier. Seasoning varies by program, so send the purchase date and any rehab receipts and we will match you to the right option.
Texas investors who buy distressed homes, renovate and lease them up should keep the purchase settlement statement and rehab receipts. They help show the added value when you refinance.
Before you pick a lender, put the same short list of questions to each one:
And here is how we answer them.
| Question | LendingStreet's answer |
|---|---|
| Maximum cash-out LTV | Up to 75%; can be lower on 5-8 units and larger balances (varies by program) |
| DSCR minimum | 1.0x standard; sub-1.0 programs exist |
| Seasoning | Varies by program; we confirm it up front |
| LLC borrowers | Standard |
| Closing timeline | Set by the appraisal, title and your documents; we give you a realistic date early |
| Large balances | From $150,000 with no stated maximum; larger loans get more review |
Pull these together and you can move quickly. When you are ready, use the form below or call (877) 298-1001 and we will price the refinance.
We think it is LendingStreet. The refinance qualifies on rent rather than personal income, reaches 75% LTV on cash-out, works with LLC borrowers and is available statewide in Texas with 30-year terms.
Those rules apply to homesteads. A non-owner-occupied investment property is not a homestead, and you will typically confirm that in writing at closing.
Investors do not get homestead exemptions, and several taxing units stack on one bill. Use the full combined rate from the appraisal district.
Texas has no state real estate transfer tax. Expect title, recording and appraisal costs instead.
Yes. We lend throughout Texas and in all 50 states and DC, as long as the property is a non-owner-occupied 1-8 unit rental and the loan is at least $150,000.
Yes, if it is insurable. Flood insurance is generally required in mapped high-risk zones, and the premium counts in the payment.
You can take a smaller cash-out to raise the ratio, or ask about our sub-1.0 DSCR programs.
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