Loading
in Brisbane, CA
Brisbane sits in San Mateo County where the median household income is $156,000 and office towers like 220 Park in nearby Burlingame are fully leased.
Both programs serve investors who don't qualify for traditional financing or need speed. The choice hinges on your timeline, the property's cash flow, and how much you're willing to pay in fees.
DSCR loans let you borrow based on what the property makes, not your W-2 income. If a Brisbane rental generates $4,000 monthly, that cash flow counts toward your debt-to-income ratio. You'll typically need 20% to 25% down and a credit score of 620 or higher.
Closing takes 3 to 4 weeks. Rates run 1% to 2% higher than conventional because the lender relies on the property's income stream. Interest-only options exist for the first year or two, which preserves cash flow during lease-up.
Hard money lenders care about the property value and your exit strategy, not your credit or income. A Brisbane investment property worth $800,000 might qualify for a hard money loan in 5 to 7 days. Down payments range from 20% to 30%.
Costs are steep: expect 2% to 4% in origination fees plus interest rates 8% to 12%. You pay for speed and flexibility. These loans work best for fix-and-flip deals or bridge financing while you wait for a conventional refi.
DSCR loans cost less overall but take longer. Hard money closes fast but the 8% to 12% rate plus origination fees add up quickly on a typical Brisbane purchase. If you're buying a stabilized rental, DSCR wins on cost.
Credit matters for DSCR; it barely matters for hard money. A 640 FICO can work on DSCR if the property cash flows. Hard money doesn't care if you have a 500 FICO—it's all about the collateral.
Pick DSCR if you're buying a rental with solid lease income and can wait 3 to 4 weeks. A Brisbane investor with a 660 FICO buying a duplex that rents for $3,500 monthly should go DSCR. The lower rate saves tens of thousands over a 5-year hold.
Pick hard money if you're flipping a property, need to close before another buyer moves in, or your credit is too thin for DSCR. A cash-out refinance to a DSCR loan after renovation is the typical exit. Hard money is a bridge, not a forever loan.
Most DSCR lenders require 620 FICO minimum, but some go lower if the property cash flow is strong. Hard money has no credit floor. Talk to your lender about the specific property's income.
Hard money closes in 5 to 7 days. DSCR takes 3 to 4 weeks. If you're in a competitive bid situation, hard money's speed can win the deal. DSCR is worth the wait if you're buying uncontested.
On a $600,000 loan, DSCR at 7% costs roughly $210,000 in interest. Hard money at 10% costs $300,000. Hard money's origination fees add another $12,000 to $24,000. DSCR saves $75,000 to $100,000 over five years.
Yes. Hard money is designed as a bridge. Once the property is stabilized and generating consistent income, refinance into DSCR at a lower rate. This is the standard exit strategy for fix-and-flip investors.
DSCR typically wants 20% to 25% down. Hard money wants 20% to 30%. The exact amount depends on the property type, location, and your credit. Stronger cash flow on DSCR can sometimes lower the down payment requirement.