Understanding Mortgage Options for Property Investment – A Comprehensive Guide

January 29th, 2024

Purchasing an investment property can be an excellent way to build wealth over time. However, financing the purchase of an investment property is different than financing a primary residence. At Empire 8 Property, we guide our clients through all the mortgage options to find the right loan for their investment goals and financial situation.

In this comprehensive guide, we’ll walk through the key considerations around mortgage financing for real estate investors. Read on to learn about:

  • Evaluating your finances for investment property loans
  • The main types of mortgages for investment properties
  • Factors to weigh when comparing mortgage products
  • Improving your eligibility for investment property loans
  • Finding the best mortgage lender for investment financing
  • Next steps after choosing a mortgage option

Understanding these details will prepare you to make an informed decision when it comes time to finance the purchase of your investment property.

Evaluating Your Finances

Before exploring mortgage options, take time to carefully evaluate your current financial situation. This will help determine how much you can afford in mortgage payments, and the loan amount you may qualify for. Key factors to consider include:

  • Income – Lenders will want to verify your income sources and amounts to ensure you have enough ongoing income to cover mortgage payments. Having higher and more stable income improves mortgage eligibility.
  • Assets – Your savings, investment accounts, and other liquid assets help demonstrate your financial strength. These assets could potentially be used for a down payment as well.
  • Debts – Your recurring debts, loans, credit card balances, and other liabilities will impact the amount you can borrow. Paying down debts ahead of time can improve your borrowing potential.
  • Credit score – Most lenders require a minimum credit score between 620-680. The higher your score, the more likely you are to be approved and get better mortgage rates.

In addition to assessing your overall financial position, run the numbers to determine the monthly mortgage payment you feel comfortable taking on. Factor in projected rental income, taxes, insurance, maintenance costs, and more. Being aware of your budget and limits will allow you to tailor your mortgage search accordingly.

Finally, have a loan-to-value (LTV) ratio in mind. The LTV compares the size of your loan to the appraised value of the property. Putting down a 20% down payment gives you an 80% LTV, for example. Many lenders require a lower LTV for investment loans.

Mortgage Options for Investment Properties

When it comes to financing investment properties, you have several mortgage options to consider. The type of mortgage product that works best depends on your financial situation, risk tolerance, and investment timeline. Here’s an overview of common mortgage types for real estate investing:

Interest-Only Mortgages

With an interest-only mortgage, you only pay the interest on the loan each month, not any principal. This keeps payments lower in the short-term.


  • Lower monthly payments free up cash for other investments
  • Pay interest during investment period, then pay down principal later


  • You don’t build any equity until principal is paid
  • Higher interest rates than other products
  • Carries risks if property value declines
  • Balloon payment due when loan term ends

Fixed-Rate Mortgages

Fixed-rate mortgages offer the same interest rate for the full loan term, typically 15 or 30 years. The rate never adjusts.


  • Predictable monthly payments that don’t fluctuate
  • Protection from rising interest rates


  • Rates tend to be higher than adjustable loans
  • No benefit if rates fall in the future

Adjustable-Rate Mortgages (ARMs)

ARMs start with a fixed rate for a set period, then adjust periodically going forward. Common terms include 5/1, 7/1, and 10/1 ARMs.


  • Lower initial rates compared to fixed mortgages
  • Makes sense if refinancing or selling property before rate adjusts


  • Unpredictable payment amounts after adjustment
  • Risk of “payment shock” if rates rise significantly

FHA Loans

FHA loans are backed by the Federal Housing Administration and offer more flexible underwriting and down payment requirements.


  • Only 3.5% down payment required
  • More lenient debt-to-income ratio standards


  • Upfront and annual mortgage insurance premiums
  • Lower loan limits than conventional loans

VA Loans

VA loans help eligible veterans and military personnel purchase homes with no down payment and discounted fees.


  • Zero down payment required
  • No private mortgage insurance (PMI)


  • Must pay VA funding fee
  • Only available to qualified veterans/military

Hard Money Loans

Hard money loans are asset-based loans provided by private lenders or companies. They are secured against the property.


  • Funding can happen quickly, even with poor credit
  • Based on property value rather than personal credit


  • Higher interest rates and fees
  • Only cover up to 65-70% of property value
  • Short 6-18 month loan terms

Key Factors to Consider

When researching mortgage options, here are some of the key details to pay attention to:

  • Loan term – Typical terms are 15 or 30 years. Consider how long you plan to hold the property.
  • Interest rates and fees – Compare both initial and long term rates across loan products if applicable. Watch out for high origination/application fees.
  • Loan limits – Loan amounts can vary. Conforming loans follow Fannie/Freddie limits.
  • Down payment requirements – Many investment loans require 20-25% down. Know the minimum needed.
  • Qualification requirements – Each lender has its own debt-to-income, credit score, and income requirements.

Beyond the mortgage itself, factor in costs like:

  • Taxes and insurance – Plan for property tax and insurance payments when budgeting.
  • Maintenance – Allow for maintenance and repair costs on your investment property.
  • Expected profit – Run the numbers to be sure your expected rent will sufficiently cover costs.

Thinking through these areas will help you find an affordable mortgage option aligned with your real estate investing strategy and profit goals.

Improving Your Mortgage Eligibility

Mortgage eligibility tends to be stricter for investment property loans compared to primary home loans. Here are some tips to improve your odds of qualifying:

  • Pay down debts – Reducing credit card, auto, and student loan balances builds your credit profile.
  • Maintain good credit – Lenders like to see credit scores above 700. Pay all bills on time.
  • Get documentation ready – Have tax returns, bank statements, and all paperwork prepared in advance.
  • Make a larger down payment – Investors often need 20-25% down to qualify. Save as much as possible.

Also be ready to explain the details of your investment strategy to lenders, providing market data, expected returns, exit strategy, and anything else to build credibility. The more prepared you are, the better your chances of securing favorable investment property financing.

Finding the Best Mortgage Lender

Where you get your investment property mortgage can significantly impact your experience, mortgage rate, fees, and loan terms. Here are some tips for selecting the right lender:

  • Get quotes from multiple lenders – Compare options from banks, credit unions, mortgage brokers, and online lenders.
  • Ask about investment loans – Not all lenders offer specialty products tailored for investors.
  • Compare interest rates and fees – Even a small rate difference can impact monthly payments.
  • Vet loan options – Review prepayment penalties, rate adjustment terms, loan limits, and other details.
  • Consider credibility and reviews – Choose an established lender known for great service.

The ideal lender has extensive experience with investment property loans, offers competitive rates, and makes the process smooth and efficient for investors.

Next Steps After Choosing a Mortgage

Once you select a mortgage lender and product for your investment property purchase, there are a few final steps to complete the financing:

  • Formally apply – Submit your complete loan application and documentation for approval.
  • Get appraisal – The lender will order an appraisal to verify the property value matches the purchase price.
  • Secure property insurance – Obtain appropriate landlord insurance for your investment property.
  • Finalize paperwork – Review and sign your loan documents and disclosures.
  • Close on mortgage – Finalize the transaction, loan funding, and property transfer.

We invite you to partner with Empire 8 Property if you are exploring mortgages for an investment property purchase. Our dedicated consultants are ready to start the process and ensure you secure favorable investment financing terms. Contact us today to start a conversation and begin leveraging property investment for your financial future.