What is a Investment Property HELOC?
An investment-property HELOC is a revolving line of credit secured by a rental you own, letting you access its equity without selling or refinancing the first mortgage. It works like any HELOC — draw during the draw period, pay interest only on what you use, and repay to restore availability — but it's underwritten more conservatively than a line on your primary home.
Expect a lower loan-to-value cap (typically 70–75% combined vs. 85%+ on a primary residence), a rate premium of roughly 1–2 points, and reserve requirements. The upside for investors: many lenders count a portion of the property's market rent (often 75% of gross) toward your qualifying income. When your tax returns understate the property's cash flow, a DSCR loan that qualifies purely on the rent can be the better tool — we write both and match you to the right one.
Program benefits
- Tap rental equity without disturbing your existing first mortgage or its rate.
- Reusable capital — draw for the next deal, repay after refinancing, draw again.
- Rent can help you qualify — many programs count a portion of market rent toward income.
- DSCR alternative available when qualifying on the property's cash flow fits better.
- Direct lender in 22 states that actually writes investment-property lines.
Who qualifies
- 1–4 unit investment or rental property with sufficient equity.
- Combined loan-to-value typically within 70–75%.
- Credit score generally 680–720+ for best pricing; some files to ~660 with compensating factors.
- Cash reserves, often 6–12 months of the property's payment.
- Property in one of the 22 states we're licensed in.
Want the full deep-dive?
Want the rates, the arbitrage strategy, and the full qualifying picture? Read the full investment-property HELOC guide →
Frequently asked questions
Can you get a HELOC on an investment property?
Yes. Investment-property HELOCs exist, though they're offered by fewer lenders and underwritten more conservatively than primary-residence lines — typically 70–75% combined LTV, a higher rate, and reserve requirements. Many lenders count a portion of the rental income toward qualifying.
What LTV can I get on a rental-property HELOC?
Most lenders cap investment-property HELOCs around 70–75% combined loan-to-value, roughly 10–15 points below a primary-residence line. So more of your equity stays untapped than it would on your own home.
Are investment-property HELOC rates higher?
Yes, usually by about 1–2 percentage points versus a primary-residence line, because a rental is considered higher risk. The rate is typically prime plus a margin, and your credit and LTV move it.
Does rental income help me qualify?
Often, yes. Many lenders count roughly 75% of the property's gross market rent (to allow for vacancy and expenses) toward your qualifying income, established by a lease or an appraiser's rent schedule. If your returns understate the cash flow, a DSCR loan that qualifies on the rent alone may fit better.
HELOC or DSCR loan for my rental?
Use a HELOC to pull flexible equity out of a rental you already own; use a DSCR loan to buy or refinance while qualifying on the property's income instead of your personal income. Many investors use both. We write both and can compare them side by side.
Talk to a licensed HELOC lender
Get a rate estimate or ask a question — direct answer from Audi Garner, Branch Manager & Broker (NMLS #190235). No sales pitch. No hard credit pull.
Get a 60-second rate estimate
Soft pull only. Written quote emailed within 1 business day.
Ask Audi a HELOC question
Direct answer from a licensed originator. Usually within 1 business day.
Related HELOC resources
Investment-Property HELOC Requirements
LTV, credit, reserves, and how rent counts.
DSCR Loan vs. HELOC
Qualify on rent vs. equity — which fits.
Using a HELOC to Buy a Rental
The BRRRR and down-payment playbook.
