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Small Multifamily Loans

Invest in Up to 10-Unit Residential Properties with Flexible Financing

At Foundation Mortgage, our Up to 10-Unit Residential Loans are built for real estate investors who want to expand their portfolios without navigating the complex requirements of commercial lending. These loans provide the flexibility of residential financing—even on properties with up to 10 units—making it easier to secure funding for duplexes, triplexes, and small apartment buildings.

Whether you’re self-employed, a first-time investor, or expanding your holdings, this Non-QM solution accommodates various income documentation types—including bank statement loans and DSCR loans—to help you qualify.

Min FICO: 660 Max LTV: 75%

Why Choose Our Up to 10-Unit Residential Mortgage?

  • Treats properties with 5–10 units as residential, not commercial

  • Accepts vacant units at the time of purchase

  • Allows Foreign Nationals to qualify

  • Competitive DSCR requirements starting at 1.00

  • Flexible documentation: Full Doc, DSCR, P&L, or Bank Statements

  • Max LTV up to 75%, with FICO as low as 660

  • Maximum loan amount: $3 million

This loan is ideal for borrowers who’ve already taken advantage of our alternative lending options and are ready to move into larger-scale residential investment.

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Program Highlights

  • Loan Amounts: Up to $3 million

  • LTV: Max 75%

  • Credit Score: Minimum 660

  • DSCR: ≥ 1.00

  • Appraisal Requirements: Form 71B for loans < $750K, Form 71A for loans ≥ $750K

  • Eligible Borrowers: U.S. Citizens, Foreign Nationals, First-Time Investors (with 0x30x24 mortgage history)

  • Occupancy: Investment properties only

Frequently Asked Questions (FAQs)

1. What types of properties qualify for this program?

Eligible properties include duplexes, triplexes, fourplexes, and multifamily buildings with up to 10 units. They must be residential in nature, even when used for rental income.

2. Are these loans considered residential or commercial?

Although 5+ unit properties typically fall under commercial guidelines, our program treats them as residential—giving you access to more flexible and streamlined underwriting.

3. What are the income documentation options?

You can qualify using traditional full documentation, or alternative options like bank statements, P&L statements, or DSCR (based on rental income).

4. Can new investors qualify?

Yes, first-time investors may qualify, especially with strong credit and no mortgage lates in the past 24 months.

5. What’s required for DSCR qualification?

We calculate DSCR using rental income versus PITIA. A DSCR of 1.00 or greater is required to show that the property can cover its mortgage.

Scale Your Rental Portfolio—Up to 10 Units at a Time

If you’re ready to take your investing to the next level, our Up to 10-Unit Residential Loans give you the capital and flexibility to grow. You don’t need commercial financing complexity to succeed in multifamily.

Have questions or ready to get started? Reach out to us and learn how we can support your investment goals.