Buyer's Guide
Best DSCR Lender for BRRRR Refinance
What to look for, why it matters, and how Get Brick Capital fits each criterion.
The best DSCR lender for a BRRRR refinance is one that qualifies on the new appraised value the day rehab is done, requires no seasoning period, does not demand an executed lease, allows DSCR as low as 0.75, and closes in roughly 28 days. Get Brick Capital meets all five criteria and has been originating BRRRR refinances on these terms since 2021.
What to Look For in a BRRRR Refinance Lender
Criterion 1
No seasoning requirement
What it means: The lender refinances on the new appraised value the day rehab is done — without making you wait 6 to 12 months of ownership before they consider the new ARV.
Why it matters: Most DSCR lenders inherited a 6-month seasoning rule from conventional underwriting. For BRRRR investors, that wait kills the cycle and traps capital in finished rehabs.
How Get Brick Capital fits: Get Brick Capital has no seasoning requirement on any BRRRR refinance program. The day your contractor finishes, you can submit the deal.
Criterion 2
No executed lease required
What it means: The lender qualifies on the appraiser's market rent opinion (Form 1007) instead of demanding a signed tenant lease before closing.
Why it matters: Forcing a lease before refinance means waiting weeks or months to find a tenant — extending your hold time and your hard money interest payments.
How Get Brick Capital fits: Get Brick Capital qualifies BRRRR refis on appraiser-projected market rent. No tenant required at closing.
Criterion 3
Loan size based on new ARV, not purchase price
What it means: The lender bases the maximum loan amount on the post-rehab appraised value, not what you originally paid for the property.
Why it matters: BRRRR's whole premise is forcing equity through rehab. A lender that sizes off purchase price negates the strategy.
How Get Brick Capital fits: Get Brick Capital sizes BRRRR refinances at up to 80% LTV on the new ARV at 680+ FICO.
Criterion 4
Sub-1.0 DSCR available
What it means: The lender has an expanded program for properties where rent doesn't fully cover the new payment.
Why it matters: Higher post-rehab loan amounts can push DSCR below 1.0 even on properties with strong cash flow. A lender that floors at 1.0 will undersize the loan.
How Get Brick Capital fits: Get Brick Capital's expanded program goes down to 0.75 DSCR with appropriately priced rates.
Criterion 5
Fast close
What it means: The lender consistently closes BRRRR refinances in roughly 28 days from intake to funding.
Why it matters: Hard money balloons and rehab carry costs make every extra day expensive. A lender quoting 45–60 days is burning your spread.
How Get Brick Capital fits: Get Brick Capital's average BRRRR refinance closing time is 28 days.
Criterion 6
Multi-lender flexibility
What it means: The lender works with multiple capital partners rather than being locked into a single product.
Why it matters: Single-product direct lenders have one box. If your scenario doesn't fit, they decline. A multi-partner brokerage shops the file.
How Get Brick Capital fits: Get Brick Capital works with capital partners across 46 states and matches each scenario to the partner whose program fits.
BRRRR Lender FAQ
Submit Your BRRRR Refinance
No credit pull. Rates within 24 hours. Consistent 28-day closings.