Business-purpose investment property loans nationwide excluding CA, AZ, NV, ND, SD, and VT.
New investor guide
Your First Investment Property Loan - What You Actually Need to Know
No Application Fee. Fast Scenario Review. Investor Property Financing Only.
Most lenders want experience before they will finance the deal that gives you experience. That catch-22 is exactly why this page exists.
IMC works with new and growing investors. We do not qualify the deal on your resume. We start with credit, down payment, property income, leverage, and whether the investment property numbers make sense.
You do not need a perfect script to call. A lot of good investor relationships start with one question: what would it take for this deal to work?
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Three Numbers That Matter
Credit score: 680+ opens more programs, 660-679 is still workable, 640-659 may have fewer options, and below 640 may need a plan first. Down payment: investment properties commonly require 20-25% down, with some stronger-credit structures reviewing lower down payment scenarios. Rent coverage: monthly rent divided by PITIA tells us if the property can support the debt. Run the numbers before you fall in love with the property.
Which Loan Do You Actually Need?
From First Call to Closed Deal
Tell us about yourself and the deal. No application needed for the first conversation. IMC tells you what may be possible: loan fit, numbers, likely documentation, and what has to improve. If you do not have a deal yet, we can talk through what to look for in your target market. When you are under contract, the file moves into application, title, valuation, and capital placement. Typical DSCR timelines are often 21-30 days; rescue or bridge timing depends on the file.
Common New Investor Mistakes
Going to a personal bank first and getting judged by DTI instead of investment property cash flow. Falling in love with the property before running rent, PITIA, down payment, and closing cost math. Not knowing whether credit is 640, 660, or 680+, which can materially change program fit. Underestimating closing costs, reserves, lender fees, title, appraisal, insurance, and prepaid interest. Choosing the lowest advertised rate instead of the structure that actually closes.
Markets We Know
IMC is based in Andover, Massachusetts and knows Merrimack Valley investor math. Core MA markets include Lawrence, Haverhill, Methuen, Andover, Lowell, Salem, Beverly, Gloucester, Newburyport, and North Shore towns. Southern NH markets include Nashua, Manchester, Salem, Derry, Londonderry, and surrounding commuter towns. Florida investor scenarios are also active where property income, leverage, and exit support the loan.
Who You Are Working With
Joe Galvin, licensed mortgage originator since 2001. 25+ years in lending and investment property deal structure. Investor-only, business-purpose-only capital desk based in Andover, MA. Broker-led access to multiple capital sources instead of one bank box.
Run Your First Deal Numbers
Quick screen: estimated monthly rent divided by estimated monthly PITIA. Use this before you write the offer.
FAQ
Can a first-time investor get a DSCR loan? Yes. A new investor can be reviewed when the property, credit, down payment, reserves, and rent support the file.
Do I need landlord experience? Not always. Some capital sources review new investors, especially when the deal is clean and the numbers make sense.
Should I call before I have a property under contract? Yes. IMC can help you understand what numbers to watch before you are committed to a deal.
What loan is most common for a first rental property? A DSCR loan is often the most common investor path when the property is already rentable and income supports the payment.
What if the property needs work first? A rehab bridge, fix-and-flip, or BRRRR structure may make more sense before refinancing into DSCR.
Is this for primary residence purchases? No. This page is for business-purpose investment property financing only.
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