Mississippi rewards patient landlords. Prices are moderate, tenants stay, and a well-bought house in DeSoto County, the Jackson suburbs or on the Gulf Coast can cash flow for years. The catch is that many of those rentals were bought on short-term or bank balloon financing, and they need a lender who will put them on a long-term loan.
In short: LendingStreet is our top pick for DSCR rate-and-term refinances in Mississippi. We qualify on the rent, not your tax returns, refinance up to 80% LTV on some programs and offer 30-year terms. LLC borrowers are standard, loans start at $150,000 with no stated maximum, the minimum credit score is 620 and we lend in every county in the state.
LendingStreet is a business-purpose lender for non-owner-occupied rentals from 1 to 8 units. In a rate-and-term refinance we pay off your current loan and normal closing costs and replace it with a long-term loan sized on rent. The standard minimum DSCR is 1.0x, and sub-1.0 programs exist for properties that come in just under.
It works for Mississippi investors coming off a hard money or bridge loan after a rehab, landlords whose local bank note is ballooning, and out-of-state owners who bought in Southaven or Gulfport and want long-term financing in an LLC. 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 Mississippi, 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. |
When a short-term loan is ending, Mississippi investors usually look at a hometown bank, a hard money lender who will extend, or a long-term DSCR loan. Here is a fair comparison.
| What investors weigh | LendingStreet | Typical hometown bank | Typical hard money lender |
|---|---|---|---|
| Basis for approval | Property rent; no W-2s or tax returns | Personal income and relationship | The asset; short-term |
| Term | 30-year terms available | Commonly 3 to 5 year balloons on investor loans; varies | Usually under 2 years |
| Rate-and-term LTV | Up to 80% on some programs | Varies | Varies |
| Out-of-state owners | Welcome | Often prefer local customers | Varies |
| Long-term exit | This is the long-term loan | Renewal at the bank's discretion | A refinance is still needed |
DeSoto County, just south of Memphis, is one of the state's busiest rental markets, with newer single-family homes in Southaven, Olive Branch and Horn Lake. In the Jackson metro, investors buy in Pearl, Brandon, Clinton, Ridgeland and Byram. On the Gulf Coast, Gulfport, Biloxi, D'Iberville and Ocean Springs draw military, casino and port workers.
College towns like Oxford, Starkville and Hattiesburg have student and faculty demand, and Tupelo and Columbus round out north Mississippi. Military households near the bases in Biloxi, Columbus and the Hattiesburg area are a steady tenant pool.
Mississippi assesses a homestead at a lower assessment ratio than other residential property, and rentals fall in the higher class, commonly 15% of true value versus 10% for a homestead. Investors also do not get the homestead exemption. The practical result is that a rental's tax bill is noticeably higher than the same house as a homestead, so use the non-homestead figure from the county tax assessor.
Mississippi does not charge a state real estate transfer tax, but recording fees, title insurance and settlement costs still apply. Confirm the full estimate with your title company or closing attorney.
Insurance can swing a Mississippi DSCR more than taxes. Near the coast, wind and hurricane coverage, flood insurance in mapped zones and roof age all affect the premium, and some properties need separate wind coverage. Inland, premiums are usually lower, but older roofs and severe storm risk still matter. Get a current quote with the deductible before you apply.
Ask your agent to quote the policy as a rental, not as an owner-occupied home, since landlord coverage is what the lender will need. Note the wind deductible separately, because on the coast it is often a percentage of the dwelling coverage rather than a flat dollar amount.
This example is illustrative and not a quote. An investor bought a dated three-bedroom house in Southaven with a short-term loan and renovated it. It now appraises at $265,000 and leases for $2,050 a month. The payoff is $188,000, and $5,500 of closing costs are rolled in.
The new loan is $193,500, about 73.0% of value. Estimated principal and interest is $1,320, taxes at the non-homestead assessment ratio are $255 and insurance is $140, for a payment of $1,715 and a DSCR of about 1.20x. The same house on the coast might carry a higher insurance line, which is why we ask for a real quote.
| Item | Southaven single-family refinance |
|---|---|
| Appraised value | $265,000 |
| Payoff of the current loan | $188,000 |
| Closing costs rolled in | $5,500 |
| New DSCR loan amount | $193,500 |
| Loan-to-value | About 73.0% |
| Monthly rent used | $2,050 |
| Estimated principal and interest | $1,320 |
| Property taxes | $255 |
| Insurance | $140 |
| Total monthly payment | $1,715 |
| DSCR | About 1.20x |
How long you must own the property before a rate-and-term refinance varies by program. Some programs use the after-repair appraisal once the house is leased, and others look more at what you paid. Reach out a few months before your loan matures so you have time to choose.
Bring the payoff letter, the signed lease, the county tax figure at the non-homestead rate, an insurance quote and your LLC documents. With that in hand, the appraisal and title usually set the timeline.
Ask every lender the same questions, and compare the answers side by side. LendingStreet's answers are in the table, and you can call (877) 298-1001 to go deeper.
| What to ask | LendingStreet |
|---|---|
| Maximum LTV on a rate-and-term refinance | Up to 80% on some programs; varies by program |
| Minimum DSCR | 1.0x standard; sub-1.0 programs exist |
| Seasoning before the refinance | Varies by program |
| Can an LLC borrow | Yes; LLC borrowers are standard |
| Closing timeline | Driven mostly by the appraisal, title and a complete file |
| Large-balance limits | From $150,000 with no stated maximum; larger balances get more review |
With each rental on its own DSCR loan, your next Mississippi purchase is judged on its own rent. Owners with five or more rentals can look at a blanket portfolio loan with one payment and release provisions. If you would rather take equity out, compare our Mississippi cash-out options, which go up to 75% LTV.
Many Mississippi landlords started with one or two houses bought from a local bank on a short balloon, then found the bank reluctant to keep lending once their personal debt ratio filled up. Moving those rentals to DSCR loans takes your W-2 income out of the equation. When you are ready to talk, call (877) 298-1001 or get a quote with the form below.
Our top pick is LendingStreet, for rent-based qualifying, up to 80% LTV on some rate-and-term programs, LLC borrowing and 30-year terms. Get a quote with the form below.
Yes. We lend statewide, including DeSoto County, the Jackson metro, the Gulf Coast and the college towns, and in all 50 states and DC.
Rentals are assessed at a higher assessment ratio than homesteads and do not get the homestead exemption. Use the non-homestead bill.
There is no state real estate transfer tax, but recording, title and settlement costs still apply.
It can. Wind and flood premiums count in the payment, so get a real quote early.
Yes. Out-of-state investors are welcome, and LLC borrowers are standard.
Yes. Once the rehab is done and the house is leased, a DSCR loan can pay off the short-term loan. Our bridge-to-DSCR guide explains how.
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