Arizona rentals often have low taxes and modest insurance, but high prices relative to rent. That squeezes the DSCR ratio, and it is why the loan amount on an Arizona rate-and-term refinance deserves careful sizing.
In short: Our top pick for DSCR rate-and-term refinancing in Arizona is LendingStreet. We refinance 1-8 unit rentals across the Valley, Tucson and the rest of the state, qualifying on rent with no W-2s or tax returns. Leverage reaches up to 80% LTV on some programs, the standard minimum DSCR is 1.0x with sub-1.0 programs available, and LLC borrowers are standard, which gives tight Phoenix-area files more room.
Our DSCR rate-and-term refinance is a business-purpose loan on a non-owner-occupied rental. It pays off a hard money, bridge, balloon or higher-cost loan and replaces it with a long-term loan that the property's rent supports, with no W-2s or tax returns and LLC borrowers welcome.
It fits investors who hold 1-8 unit rentals in their own name or an LLC and want one predictable long-term payment. It also suits portfolio owners who refinance one property at a time as each short-term loan matures, and self-employed investors whose returns understate their income.
Loans run from $150,000 with no stated maximum and up to 80% LTV on some programs, with 30-year terms available. 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 refinance loan for investors in Arizona, 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. |
In metro Phoenix, investors buy across Mesa, Chandler, Gilbert, Glendale, Peoria, Tempe and the West Valley, often with bridge or rehab money, then refinance after they lease. Many single-family rentals sit in HOA communities built from the 1980s onward. Tucson investors work midtown, the University of Arizona area and the east side, and smaller markets like Prescott, Flagstaff and Yuma each have their own rhythm.
With values high relative to rent, many investors are refinancing simply to replace interest-only debt with a long-term payment, not to pull cash out. Rate-and-term is the natural fit.
Before you pick a lender in Arizona, line up the options side by side. Banks, credit unions and online DSCR lenders all refinance rentals, but their terms differ, and short-term lenders are not built for a permanent loan.
National online DSCR lenders can suit a clean, standard file, though programs and leverage vary from one to the next. Private individual lenders can move quickly but usually lend short-term, which is the debt you are trying to leave. LendingStreet pairs a rent-based approval and long terms with a team that also handles bridge and fix and flip loans when you buy again.
| What investors need | LendingStreet | Typical bank or credit union | Typical hard money lender |
|---|---|---|---|
| Qualifies on | The property's rent (DSCR) | Often personal income and tax returns | The property and a short exit |
| Loan term | 30-year terms available | Varies; balloons are common on investor loans | Usually short-term only |
| Rate-and-term leverage | Up to 80% LTV on some programs | Varies | Not built for a long-term refinance |
| LLC borrowers | Standard | Varies | Common |
| Loan size | From $150,000, no stated maximum | Varies by institution | Varies |
| Where they lend | All of Arizona, plus all 50 states and DC | Often a local footprint | Often local |
Arizona property taxes are low compared with most states, and annual growth in the value used for most bills is limited by law. Even so, the bill can change after a sale, so use a current figure.
Arizona requires owners of residential rentals to register them with the county assessor, and the requirement applies to investors holding in an LLC. Confirm registration is current before closing. Insurance is usually modest, though monsoon wind and hail can affect premiums, and HOA dues count in the payment.
This example is illustrative and not a quote. A Mesa investor refinances a leased single-family home out of a bridge loan. Rent is $2,350. The payoff is $300,000 plus $6,000 in costs, for a new loan of $306,000, about 75% of the $410,000 value. Estimated principal and interest over 30 years is about $2,036. Taxes are $150, insurance $95 and HOA dues $60, so the payment is about $2,341. DSCR is about 1.00x, right at the standard minimum. Bringing a little cash to lower the loan, or using a sub-1.0 program, gives the file more room.
| Item | Amount |
|---|---|
| Current loan payoff | $300,000 |
| Closing costs rolled in | $6,000 |
| New DSCR loan | $306,000 |
| Appraised value | $410,000 |
| Loan-to-value | About 75% |
| Estimated principal and interest | About $2,036 |
| Taxes, insurance and HOA | $305 |
| Total monthly payment | About $2,341 |
| DSCR at $2,350 rent | About 1.00x |
A rate-and-term refinance pays off the existing loan and closing costs without putting extra cash in your pocket. Because it takes less risk than a cash-out, it can allow higher leverage, up to 80% LTV on some programs versus 75% on cash-out.
How long you must own the property before refinancing varies by program, and some programs use the purchase price rather than the new value until the property is seasoned. Read our seasoning guide before you set a payoff date on short-term debt.
Before you apply, gather the lease, the current loan statement and the payoff letter. Those three documents answer most of the questions that would otherwise delay the appraisal and title order.
Many Valley communities have HOAs with leasing rules, minimum lease terms or rental registration of their own. Read the covenants before you count on a lease structure.
Summer utility costs are high, but if tenants pay them they do not enter the ratio. Arizona state law limits how cities can ban short-term rentals, though many cities require permits and licenses, and HOAs can restrict them. Most rate-and-term files here are underwritten on 12-month leases.
Ask every lender the same six questions, in writing, before you commit. After each one is how LendingStreet answers it.
Send the address, payoff, rent, HOA dues and estimated value. We will test the ratio at a few loan amounts and show you where it clears. Use the form below or call (877) 298-1001.
LendingStreet is our top pick. We refinance 1-8 unit Arizona rentals on rent, with no tax returns, up to 80% LTV on some programs and sub-1.0 DSCR programs for tight files.
Yes. We lend throughout Arizona, including Phoenix, Mesa, Chandler, Gilbert, Tucson and Flagstaff, and in all 50 states and DC.
Values are high relative to rent in much of the Valley. A slightly smaller loan or a sub-1.0 program can help.
Arizona requires residential rental registration with the county assessor. Check your county's process.
Yes. Monthly HOA dues are part of the payment used in the ratio.
Some programs qualify on projected short-term revenue, if the city, county and HOA allow nightly rentals.
Up to 80% LTV on some programs for rate-and-term. It varies by program.
Yes. Once the home is repaired and leased, a rate-and-term DSCR refinance can pay off the flip loan. Seasoning varies by program.
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