Yes, you can get a HELOC on your rental
Most banks quietly stopped offering home equity lines on investment properties. We did not. We broker investor HELOCs and closed-end 2nd mortgages with up to 90% combined loan-to-value on select programs, automated closings in as little as 1 to 3 days, and DSCR options that qualify on the rent instead of your tax returns.
(No SSN or Credit Check Required for Estimate)
How much equity can you pull from your rental?
Lenders cap your total property debt (your existing mortgage plus the new line) at a percentage of the property value, called combined loan-to-value, or CLTV. On investment properties most lenders stop at 75%. Some go to 80% for stronger profiles, and a few select programs reach 90%. Move the ceiling to see what opens up on your property.
Up to 75% combined LTV is the mainstream ceiling for investment property HELOCs. Most of the 9 investor HELOC lenders on our panel play here.
Estimate only, not a quote or approval. Program availability varies by property type, credit profile, and lender. Investment property programs available in AZ, CO, FL, and GA.
Can you get a HELOC on a rental property?
Yes. But if you asked your bank first, you probably heard no, and it is worth knowing why: it is the product, not you. Most big banks and credit unions dropped home equity lines on non-owner-occupied homes years ago and never brought them back. Your credit could be spotless and the answer would still be no.
That is where a broker changes the math. Here is the honest count from our own panel: of the 40+ wholesale lenders we shop, only 9 offer a HELOC on an investment property, and exactly one goes up to 90% combined loan-to-value. One conversation and we price those 9 against each other for your property: HELOCs, closed-end 2nd mortgages, higher ceilings, and programs a retail branch has never heard of.
We arrange investment property HELOCs in Arizona, Colorado, Florida, and Georgia, with $0 processing or underwriting fees, like everything else we do.
Three ways to qualify
Investor files come in different shapes, so these programs qualify you three different ways. We price what fits and show you the honest comparison.
Full documentation
The classic route: income docs, employment, the full file. Usually the best pricing of the three, and the right lane when your tax returns tell the real story.
Automated
The fast lane. An automated property value instead of an appraisal, electronic verifications, and select programs close in as little as 1 to 3 days. When a deal cannot wait on an appraiser, this is the one.
DSCR
No personal income documents at all. The line qualifies on the property’s rent, like our DSCR rental loans. The most flexible of the three and typically the most expensive; we will tell you when it is worth it.
How much can you actually borrow?
Quick math on a $500,000 rental with a $300,000 mortgage: at a 75% ceiling your total property debt can reach $375,000, so up to $75,000 is available. At 90%, the ceiling is $450,000 and the available line grows to $150,000. Same property, twice the working capital.
Most investor HELOC lenders stop at 75% combined loan-to-value, and some reach 80% for stronger profiles. Exactly one lender on our 40+ lender panel goes up to 90% CLTV, which tells you how rare that ceiling is. Credit profile and property type set your ceiling, and there are even options for credit scores down to the 600 range, generally paired with a lower maximum loan-to-value.
HELOC or closed-end 2nd mortgage?
Both sit behind your existing first mortgage, so the rate you locked stays untouched. The difference is how the money arrives.
| HELOC | Closed-end 2nd mortgage | |
|---|---|---|
| What it is | Reusable credit line | One fixed lump sum |
| How funds arrive | Draw as you need, repay, draw again | All at once at closing |
| Rate type | Fixed and adjustable options | Fixed |
| You pay interest on | Only what you draw | The full balance |
| Best when | Standby capital for the next deal or a staged rehab | One known cost and a predictable payment |
Both are available on investment properties in all four states we serve, and we price them side by side. Tapping your own home instead? See the primary-home HELOC page.
The automated close: days, not weeks
The automated investment HELOC is the sleeper hit of this lineup. An automated valuation stands in for the appraisal, so there is no appraisal invoice and no scheduling an appraiser around your tenant. Verifications run electronically, and select programs fund in as little as 1 to 3 days from application.
Automated values are the norm across most of our HELOC programs, not just the fastest ones. Larger lines and certain property types can still require a full appraisal, and we will tell you up front which lane your file is in.
Built for how investors actually hold property
- Up to 90% CLTV on select programs, among the highest around
- Close in an LLC on some programs, which is rare for HELOCs
- Automated values on most programs: no appraisal cost or delay
- Options for credit scores down to the 600 range, at lower LTVs
- Qualify with full docs, automated verifications, or DSCR rent math
- HELOCs and closed-end 2nd mortgages, priced side by side
- Available in Arizona, Colorado, Florida, and Georgia
- $0 processing or underwriting fees, with 40+ lenders shopped
Want one loan instead? Cash-out works too
A 2nd lien is not always the answer. If your current first-mortgage rate is high anyway, or you just want one payment, a cash-out refinance on the rental can win, including DSCR cash-out with no personal income docs. Tell us what you are solving for with a quick refinance quote request and we will run it both ways.
Investment property HELOC FAQs
Can you get a HELOC on a rental property?
Yes, though far fewer lenders offer them than on primary homes: only 9 of the 40+ wholesale lenders on our panel do, which is exactly why your bank probably said no. As a broker we price those 9 against each other for your property.
Why will my bank not do a HELOC on my investment property?
Most retail banks discontinued equity lines on non-owner-occupied homes years ago and never brought them back. The answer was decided before anyone looked at your file; wholesale lenders that still offer the product work through brokers instead of branches.
How much equity can I borrow against a rental?
Most investor programs cap your total property debt at 75% of value, and some reach 80%. One lender on our panel goes up to 90% combined loan-to-value. Try the calculator above with your own numbers.
Can I qualify without tax returns?
Yes. DSCR-style programs qualify the line on the property’s rent instead of your personal income. They typically cost more than full documentation, and sometimes they are still the right call.
Can I close in my LLC?
Some programs allow it, which is genuinely rare; most consumer HELOCs require individual title. One caution: do not deed a property into or out of an LLC while a line is open without talking to your lender first.
Do I need an appraisal?
Usually not. Most of our investment HELOC programs accept an automated value, which saves the fee and the tenant-scheduling dance. Larger lines and unusual properties can still require one.
How fast can an investment HELOC close?
Select automated programs fund in as little as 1 to 3 days. Full-documentation and DSCR files typically take longer, and even those usually beat the multi-week bank norm.
What is the difference between a HELOC and a 2nd mortgage?
A HELOC is a reusable credit line you draw as needed and pay interest only on what you use. A closed-end 2nd mortgage is one fixed lump sum with a set payment. Both sit behind your first mortgage, and we offer both on investment properties.
Is a HELOC or a cash-out refinance better for a rental?
If your first-mortgage rate is worth protecting, a 2nd lien usually wins. If a new first mortgage would improve your terms anyway, cash-out can win. We price both and show you.
Can I use the line as a down payment on my next property?
Yes, that is one of the most common uses: draw on the line for the down payment on the next rental, then pay it down and reuse it for the one after.