No W-2. No Tax Returns.
Memphis real estate investors: finance rental properties using the property's income — not your personal income. 30-year fixed terms. 620+ credit. LLC borrowing. Close in 14-21 days.
Check My Memphis Rate →The economy runs on FedEx world headquarters and the world's busiest cargo airport, St. Jude, Methodist Le Bonheur and Baptist, the University of Memphis, and AutoZone and International Paper. The rental stock is a large pre-war and mid-century stock at one of the lowest bases of any major metro, with a wide gap to the eastern suburbs.
Tennessee is non-judicial with no state income tax on wages. The metro spans three states — West Memphis is Arkansas, Southaven and Olive Branch are Mississippi — each with different foreclosure law and tax. Memphis is a low-basis market where renovation frequently exceeds purchase, and one of the most active out-of-state investor markets in the country, which deepens comparable data. Shelby County property taxes run high relative to value.
Because the tax line is the swing factor here, run the DSCR with the actual current bill and the reassessed figure after purchase — in Memphis they are frequently not the same number, and the lender will use the higher one.
The metro straddles jurisdictions. Which side of the line the property sits on changes the foreclosure regime, the tax structure and sometimes the tenant law — underwrite the address, not the metro.
A military tenant base produces reliable rent and predictable turnover on the PCS cycle. Some capital sources treat that as a positive; a few discount for concentration. State it in the file either way.
Also see: Nashville, TN →Atlanta, GA →Fix & Flip Loans in Memphis →
DSCR rental loans in Memphis qualify based on the property's rental income, not your W-2 or tax returns. Min credit 620, max 80% LTV purchase / 75% cash-out, 30-year fixed terms, LLC borrowing allowed, close in 14-21 days.
LendingStreet has structured $4.36B+ across 8,196 deals nationwide. NMLS #1734316 · 30+ capital sources · 50 states.
Memphis is the logistics capital of the US — FedEx World Hub (largest cargo hub globally), UPS, and Amazon operations drive massive employment. Median prices under $200K combined with 9-12% rental yields make it exceptional cash flow territory. Careful neighborhood selection is critical — some areas are investor-strong, others are not. Partner with local property management.
We finance rentals and projects throughout the metro. The loan is underwritten on the property, its rent or after-repair value and your experience — not on the neighborhood name.
We also fund investments throughout the greater Memphis metro including Germantown, Collierville, Bartlett, Cordova, and Lakeland.
Illustrative examples of structures we finance — not specific funded loans. Terms depend on the borrower, property and capital source.
Memphis rental properties typically need a DSCR of 1.10x to 1.25x to qualify. Higher DSCR unlocks better pricing. Properties in Germantown often qualify easily on gross rent alone.
Memphis markets favor SFR, 2-4 unit multifamily, and small apartment buildings. Some lenders impose condo restrictions. STRs require DSCR programs that accept projected revenue.
All LendingStreet DSCR programs in Memphis allow LLC borrowing with personal guarantees. Standard for asset protection.
Memphis's 3.5% YoY appreciation makes cash-out refinancing attractive. Typical caps: 70-75% LTV. Use equity to acquire more Memphis properties.
How the numbers work: see a worked DSCR calculation or run your own in the DSCR calculator.
Yes. DSCR loans qualify based on the Memphis rental property's projected income — not your personal income. No W-2, no tax returns required.
Most Memphis DSCR programs through our capital sources start at a 620 credit score. Higher scores improve leverage and pricing.
Most lenders require a minimum DSCR of 1.00x. Better pricing kicks in at 1.20x+. Memphis rental yields average 10.8% making 1.20x achievable in most submarkets.
Yes. LendingStreet DSCR loans in Memphis allow borrowing in an LLC with a personal guarantee.
Memphis DSCR loans typically close in 14-21 days from complete application. Well-prepared borrowers can close in 10-14 days.
Yes. STR-specific DSCR programs qualify based on projected short-term rental revenue. Some Memphis areas have STR restrictions — verify local rules.
DSCR loans in Memphis start at $150K with no maximum loan amount — larger loans are placed with jumbo DSCR sources in our network.
Yes. Rate-and-term refis and cash-out refis are available on Memphis rentals. Cash-out caps at 70-75% LTV.
Almost always the tax line. The lender uses the reassessed bill after purchase, which is often higher than the seller's current bill.
Yes. Different jurisdictions carry different foreclosure regimes, tax structures and sometimes tenant law. We underwrite the address.
It affects the lender's side. A faster recovery timeline widens the pool of sources comfortable writing there; a slower one makes some conservative on leverage.
Through LendingStreet, Memphis investors typically see 80% LTV on purchases, 75% on cash-out refinances, 1.0x minimum DSCR, loan amounts from $150K with no maximum, and 30-year or interest-only structures. LLC borrowers are standard and no W2 or tax returns are required - the property's rent carries the loan.
Activity is concentrated in areas like Cooper-Young, High Point Terrace, Berclair, and Raleigh, where gross yields that routinely top national turnkey lists. Because DSCR underwriting is rent-driven, neighborhoods with strong rent-to-price ratios qualify most comfortably.
Typical Memphis DSCR closings run 14-21 days. Speed-sensitive acquisitions can be structured as a 5-10 day bridge close with a DSCR refinance after stabilization - both through the same LendingStreet application.
Every direct lender has one credit box. LendingStreet runs your Memphis deal across 30+ capital sources - including sub-1.0 DSCR, jumbo, and STR-friendly specialty programs - and returns 2-3 competing quotes, typically within 48 hours. The market here rewards it: one of the most active turnkey and out-of-state investor markets in the country.
Yes - LendingStreet (NMLS #1734316) provides investment property loans in all 50 states, including every Tennessee market. DSCR, fix & flip, bridge, construction, multifamily, and blanket portfolio loans are all available to Memphis-area investors.
We finance rentals across the full Memphis metro, including West Memphis, AR, Germantown, Collierville, Bartlett and Southaven, MS. The submarkets are not interchangeable:
West Memphis sits across the river in Arkansas — a different state with different foreclosure law, tax structure and landlord rules — and is underwritten as an Arkansas property despite being part of the Memphis metro. Southaven and the DeSoto County suburbs are in Mississippi. Three states, one metro. Tennessee itself is non-judicial and has no state income tax on wages.
Whichever submarket the property sits in, the ratio is underwritten the same way — run it in the DSCR calculator with the actual local tax and insurance figures first.
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