DSCR refinance · Rentals you already own
Your tax returns say no. Your rental says yes.
A DSCR refinance is underwritten on the property’s rent versus its payment — not your W-2, not your write-offs, not your personal DTI. Amir Abuhalimeh, Senior Vice President at West Capital Lending, is the named originator who reads that file.
- 4.92175 verified reviews
- 22States licensed
- 10 yrsMortgage banking
- SVPWest Capital Lending
The idea
Redact the borrower. Read the property.
A bank underwrites you — your tax returns, your DTI, how many doors you already have. A DSCR file asks one question first: does this rental’s income cover this rental’s payment? If it does, the property is carrying its own credit story.
The borrower has to look good on paper.
W-2s, two years of returns, write-offs counted against you, and a property-count cap.
The rental has to carry its payment.
Rent versus payment is the core test. Credit, reserves, property type and state still matter — your tax return doesn’t decide it.
Who this is for
You already own the doors. The paperwork is what’s stuck.
Four places conventional refinancing fails investors — and what a DSCR file does differently in each one.
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Write-offs
“My write-offs kill my DTI.”
Self-employed, aggressive on deductions, and told no by a bank that underwrites your tax return. A DSCR file qualifies the rent instead of the return.
Qualify on the rent, not the 1040 -
Balloon
“My balloon is coming due.”
That bridge or hard-money note did its job. It was never meant to be permanent. In many cases a DSCR refinance is the long-term exit — mapped before the maturity date, not after.
Map the exit before the note matures -
Idle equity
“Equity is safer sitting there.”
Real investors don’t wait for capital — they take it from what they already own. A DSCR cash-out redeploys equity without selling a producing door. Cash-out leaves some equity in; Amir will run yours.
Put idle equity back to work -
Property cap
“Conventional hit my limit.”
Financed-property caps are a conventional rule, not a DSCR one. Each rental is looked at on its own income, so the portfolio keeps compounding instead of stalling at a number.
Each door on its own numbers
Terms stay program-dependent. This page will not guess your rate, LTV, or timeline. Send the rental and Amir reviews the scenario.
How he works
Eight lenders read the tax return. Amir read the deposits.
“Amir did it!! I had already tried 8 lenders, yes EIGHT, who had to see tax returns in order to approve me. Well, my income isn’t always the same as my tax filing ;) and Amir got me approved based on recurring bank deposits. I was completely skeptical and he made it happen. Seamlessly. I filled out the form, sent in my info, linked my accounts, and he did the rest.”
That file was a bank-statement refinance, not DSCR — but it’s the same instinct that makes him good at investor files: when the standard paperwork says the wrong thing about you, find the underwriting basis that reads the truth. For a rental, that basis is the rent.
The originator
The name on the file.
Senior Vice President · NMLS #1670413 · West Capital Lending
Amir is a mortgage banker with a ten-year career, now Senior Vice President at West Capital Lending in Irvine. Before West Capital he originated at The Federal Savings Bank and loanDepot. He is licensed in 22 states and works DSCR refinance for investors who already own income-producing property.
His reputation among clients and colleagues comes down to two things: reading complex scenarios correctly, and following through. You get his direct line — not a rotating call center.
- 4.92Experience.com rating
- 175Verified reviews
- 22States licensed
- 10 yrsMortgage banking
- Individual NMLS
- #1670413
- Company NMLS
- #1566096
How it works
Three steps. One originator. No rate strip.
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Step 01 · You
Send the rental
Address or market, rough rent, current balance, and what you want the refinance to do — cash-out, rate/term, or an exit from short-term debt. Two minutes.
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Step 02 · Amir
Reads coverage and calls you
He reads rent versus payment, matches the file to the programs that fit the property and the structure you want, and walks you through what the numbers actually say.
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Step 03 · You
Decide with real numbers
No pressure from a webpage. If the rental may fit, you will know exactly which documents come next — and the honest trade on rate versus access.
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★★★★★
Laurie K
“Amir was thorough and great with friendly follow-through… even when I was not! He answered all the questions I had and worked with me to get the best results. I would refer anyone to Amir at West Capital.”
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★★★★★
Jack F
“Communication and follow-through was next level! He will retain all my future business. From start to finish he made the whole loan process effortless.”
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★★★★★
Ed W
“It was more than a pleasure to work with Amir. He did everything he said he would do, and he did it in a timely manner. He basically walked us through the project.”
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★★★★★
Timothy K
“Amir did a great job navigating the underwriter’s requests and working with me. He’s a pro.”
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★★★★★
Victoria T
“Amir is so knowledgeable, kind, and efficient! He was able to quickly gather all our information, come up with a suitable solution and quickly execute the process.”
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★★★★★
Christopher G
“I had a million questions and it took me almost a month of daily text messages, emails and research to make this decision. Amir was so kind and, most of all, so very patient.”
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★★★★★
Amy F
“Amir and his team were wonderful to work with! Their responsiveness was key — we are on a three-hour time-zone difference and they still answered promptly.”
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★★★★★
Marc O
“Amir is a true professional. Easy to work with and explains everything in easy terms you can understand.”
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★★★★★
Shannon T
“Everyone I interacted with was patient, courteous and very professional. Made a hard decision easy to accomplish.”
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★★★★★
Brandon D
“From day one he was professional, responsive, and genuinely committed to helping us. He took the time to explain every step.”
Reviews are from Amir’s Experience.com profile, read September 2026, with light typo cleanup. They are general mortgage reviews, not DSCR outcomes.
Investor questions
What investors ask before the call
Short answers here. The specific ones — your ratio, your cash-out, your timeline — belong on a call with Amir.
What exactly is a DSCR refinance?
DSCR means debt-service coverage ratio. The lender looks at whether the rental’s income covers its payment — not your personal W-2 or tax return. On this page that means a refinance of investment property you already own. It is generally a business-purpose loan, not a primary-residence product.
Do I need tax returns?
Qualification is not on personal income, so tax returns are not the test. You will still provide property and identity items — leases or rent evidence, entity documents if you vest that way, and whatever the program asks for the asset. Amir will itemize yours on the call.
Can I close in my LLC?
Entity vesting is common on DSCR refinances. Single-member and multi-member LLCs are often supported. How you should hold the property for tax purposes is a question for your CPA — Amir confirms what the program allows.
How much cash-out might be available?
Cash-out leaves some equity in the property. The amount depends on the program, the value, and the current balance. There is no honest number on a webpage — that is what the call is for.
Is the rate higher than conventional?
Often, yes. That is the common trade for qualifying on the property instead of your personal income, and for closing in an entity. Investors weigh it against trapped equity, a balloon date, or a bank that already said no. You’ll hear the trade from Amir, not find it in fine print.
How long does it take?
Timelines vary by program and property. DSCR is typically lighter on personal income documents than a conventional refinance. Amir will not promise a closing date from this page — he will give you a real one once he has read the file.
Next
See if your property qualifies. He’ll run the numbers.
This is a scenario review, not a loan application. No credit pull, no SSN. Amir reads the property and calls you.
- Refinance only — investment property you already own
- Cash-out, rate/term, or an exit from bridge and hard-money debt
- Personal or entity vesting; your CPA keeps the tax questions
Amir reads the rental and calls you directly — his number is on the confirmation page.
Scenario review
Two minutes- 01The rental
Market, rough rent, current balance — and what the refinance should do.
- 02How to reach you
Name and mobile. No SSN, no credit pull, no documents yet.
- 03Amir calls
He reads coverage and walks you through what the numbers say.