Fastest-Closing DSCR Lenders in 2026

Speed kills—or saves—real estate deals. When you're competing with cash buyers, inheriting a hard money loan with expensive monthly payments, or racing against a seller's deadline, closing speed can mean the difference between acquiring a property and losing it to someone faster.

Traditional mortgages take 30-45 days to close. Many DSCR lenders operate on similar timelines, but a select few have optimized their processes to close in 15-25 days consistently. The fastest can close purchase loans in as little as 10-12 days under ideal conditions.

This guide identifies which DSCR lenders actually close fast (not just advertise fast), what enables rapid closings, and how to position your deal to close in the shortest possible timeframe.

Fastest DSCR Lenders: Proven Track Records

1. Visio Lending: 15-25 Days (Best Overall Speed)

Advertised Timeline: 15 days
Realistic Timeline: 15-20 days for purchases, 12-18 days for refinances
Record Close: 10 days (refinance with instant appraisal waiver)

What makes them fast:

Technology Platform: Visio invested heavily in their online portal and automated underwriting systems. Documents upload instantly, underwriters review in real-time, and you can track progress minute-by-minute.

Dedicated Processing: Each loan officer has dedicated processors and underwriters, eliminating handoff delays.

Appraisal Management: Proprietary appraiser network with 48-72 hour turnarounds in most markets. They pay appraisers premium rates for speed.

Streamlined Documentation: Clear checklists of exactly what's needed. No surprise requests 15 days into the process.

Realistic Expectations: They don't promise 15 days then deliver 35. If they quote 15-20 days, expect 15-20 days.

Requirements for fastest timeline:

• Complete application with all documents upfront
• Credit score 680+
• DSCR 1.0 or higher
• Property in metro area (faster appraisal access)
• Clear title, no complex ownership situations
• Borrower responsive to requests

When they're slower: Rural properties (appraiser availability), unique property types needing special reviews, credit scores under 660, complex employment/income documentation.

Best for: Competitive purchase situations, refinancing out of expensive hard money, time-sensitive opportunities.

2. Lima One Capital: 20-30 Days

Advertised Timeline: 21 days
Realistic Timeline: 20-25 days for clean deals, 25-30 for complex situations
Record Close: 14 days (existing client, standard SFR)

What makes them fast:

Relationship Focus: Repeat clients move faster. Once they know you, subsequent loans close in 15-20 days consistently.

Portfolio Approach: If you're financing multiple properties, they streamline the process across all of them.

Underwriting Efficiency: Experienced DSCR underwriters who don't need to escalate routine decisions.

Construction-to-Perm Speed: For investors transitioning from their construction loans to permanent DSCR financing, the process is exceptionally fast since they already have property information.

Requirements for fastest timeline:

• Existing Lima One relationship (fastest)
• Standard property types (SFR, 2-4 units)
• Credit 680+, DSCR 1.1+
• Metro markets
• Complete documentation upfront

When they're slower: First-time borrowers (25-30 days), unique properties, properties under construction transitioning to rental.

Best for: Portfolio investors with existing relationships, construction-to-permanent transitions, investors buying multiple properties simultaneously.

3. Kiavi: 20-30 Days

Advertised Timeline: 21 days
Realistic Timeline: 20-28 days depending on property and borrower
Record Close: 15 days (bridge-to-DSCR conversion)

What makes them reasonably fast:

Bridge Loan Heritage: They built their business on fast hard money closes, bringing that mentality to DSCR products.

Technology Investment: Modern platform with clear communication and document management.

Integrated Ecosystem: If you started with their bridge loan, converting to DSCR is faster since they already have property information and appraisals.

Experienced Team: Processors and underwriters who've seen thousands of deals move efficiently.

Requirements for fastest timeline:

• Bridge-to-DSCR conversion (fastest scenario)
• Credit 680+
• Standard property in good condition
• DSCR 1.1+
• Quick borrower response times

When they're slower: First-time Kiavi borrowers, properties with deferred maintenance, complex title issues, sub-1.0 DSCR requiring special approvals.

Best for: Investors transitioning from bridge financing, repeat Kiavi customers, value-add properties moving to stabilized rental.

4. Anchor Loans: 20-30 Days

Advertised Timeline: 30 days
Realistic Timeline: 20-28 days for California properties, 25-35 days elsewhere
Record Close: 16 days (California SFR, repeat client)

What makes them competitive on speed:

California Expertise: Deep appraiser networks and title company relationships in their core markets accelerate the process.

Relationship Model: Repeat clients and referral partners get priority processing.

Realistic Quotes: They underpromise and overdeliver—quote 30 days, deliver in 25.

Dedicated Teams: High-touch service with assigned processors who understand your timeline needs.

Requirements for fastest timeline:

• Property in California or core Western markets
• Existing Anchor relationship or strong referral source
• Credit 680+, DSCR 1.15+
• Standard property types
• Borrower prepared with all documentation

When they're slower: Properties outside core markets (limited appraiser network), first-time borrowers, complex construction deals.

Best for: California investors, relationship-based borrowers, repeat customers.

5. RCN Capital: 25-35 Days

Advertised Timeline: 30 days
Realistic Timeline: 25-35 days depending on complexity
Record Close: 21 days (refinance, established client)

What affects their speed:

Educational Approach: They spend more time with newer investors, which adds time but adds value if you need guidance.

Thorough Underwriting: More conservative approach means more review time but fewer last-minute surprises.

Customer Service Focus: They won't rush you through a decision you don't understand.

Requirements for faster timelines:

• Experienced investors who don't need hand-holding
• Standard documentation, no complications
• Credit 680+, DSCR 1.1+
• Quick borrower responses

When they're slower: First-time investors (30-40 days is more realistic), complex employment situations, unique properties.

Best for: Investors who value thoroughness over absolute speed, educational support for newer investors, complex situations needing careful review.

What Slows Down DSCR Closings

Understanding delays helps you avoid them:

Appraisal Timeline (Biggest Variable)

Metro markets: 5-10 days typical
Secondary markets: 10-15 days
Rural areas: 15-25 days
Unique properties: 20-30 days (need specialized appraisers)

Acceleration strategies:

• Choose properties in metro areas when speed matters
• Avoid unique construction or unusual property types
• Provide appraiser access immediately
• Have utilities on for interior appraisal
• Ensure property is accessible (lockbox codes, tenant cooperation)

Title Issues

Clean title: 5-7 days
Minor issues (small liens, missing releases): 10-15 days
Major issues (ownership disputes, complex chains): 30+ days or deal-killer

Acceleration strategies:

• Order title search during inspection period
• Address any issues immediately
• Use title companies lender recommends (established relationships)
• Avoid properties with obvious title complications if speed is critical

Borrower Documentation

Organized borrower: 1-2 days to provide all docs
Disorganized borrower: 10-20 days of back-and-forth

Acceleration strategies:

• Provide everything upfront in organized folders
• Respond to requests within 24 hours
• Use lender's preferred format (scan quality, file types)
• Designate time to handle lender requests immediately
• Don't go on vacation during the closing process

Property Condition

Turnkey property: No delays
Deferred maintenance: 5-10 day delay for additional review
Major repairs needed: May require completion before closing

Acceleration strategies:

• Choose properties in good condition if speed critical
• Provide inspection reports proactively
• If repairs needed, get contractor bids ready
• Consider bridge financing for properties needing work

Underwriting Complexity

Straightforward scenario (good credit, strong DSCR, standard property): 3-5 days underwriting
Complex scenario (challenged credit, low DSCR, unique property): 10-15 days underwriting

Acceleration strategies:

• Provide explanation letters for credit issues upfront
• Document income sources clearly
• Explain any gaps or unusual situations proactively
• Make strong DSCR deals when possible (less scrutiny)

When Fast Closings Matter Most

Not every deal needs breakneck speed. Fast closings are most valuable in these scenarios:

Competing with Cash Buyers

Situation: Seller has multiple offers including cash buyers offering 7-14 day closes.

Strategy:

• Get pre-qualified with fast lender (Visio, Lima One)
• Offer 15-18 day closing
• Include proof of funds for down payment
• Consider appraisal gap guarantee (you'll cover the difference if appraisal comes in low)
• Use lender's pre-qualification letter (shows seller you're serious and qualified)

Reality Check: Even 15-day financing can't always compete with 7-day cash. Pick your battles—compete on fast closings for properties where the seller values certainty and speed but won't sacrifice 10-20% of price for instant cash.

Refinancing Out of Hard Money

Situation: You bought with bridge/hard money at 10-12% rates and want to refinance to lower-cost DSCR loan ASAP.

Timeline Importance: Every month in hard money costs hundreds to thousands extra versus DSCR rates.

Strategy:

• Start refinance process immediately when property stabilizes
• Have rent roll and tenant documentation ready
• Choose fastest closers (Visio, Lima One)
• Consider rate/cost trade-off (pay slightly more if it means closing 10 days faster)

Example: $300,000 hard money loan at 11% costs $2,750/month interest. DSCR refi at 7.5% costs $1,875/month. Every month delayed costs you $875. Paying an extra $1,000 in costs to close 15 days faster instead of 30 days is a no-brainer.

1031 Exchange Deadlines

Situation: You sold a property and have 45 days to identify replacement and 180 days to close.

Timeline Importance: Missing the deadline blows up your tax deferral, potentially costing tens of thousands in taxes.

Strategy:

• Identify properties in first 20 days (gives you time)
• Get pre-qualified immediately after selling
• Use fastest closers exclusively
• Build cushion into timeline (don't plan on day 179 close)
• Consider backup properties in case primary falls through

Assignment of Contract/Wholesale Deals

Situation: You have a property under contract and need to close before your deadline expires.

Timeline Importance: Losing deal wastes time and damages reputation.

Strategy:

• Know your deadline when starting financing process
• Build 5-7 day buffer
• Choose lender capable of meeting timeline
• Be ultra-responsive to requests
• Have all documentation ready before starting

Seller-Specific Deadlines

Situation: Seller needs to close by specific date (relocating, buying something else, financial pressures).

Timeline Importance: Deals die when buyers can't perform on seller's timeline.

Strategy:

• Ask seller's motivation and deadline early
• Choose lender who can meet timeline with confidence
• Get pre-qualified before making offer
• Build small buffer (don't promise day 45 close if lender says 45 days—promise day 50)
• Communicate frequently with seller about progress

How to Accelerate Your DSCR Closing

Even with slower lenders, you can shave days off the timeline:

Pre-Closing Checklist

60 days before closing (or before finding property):

• Get pre-qualified with 2-3 fast lenders
• Pull your own credit to see what lenders will see
• Organize financial documents (bank statements, ID, etc.)
• Build relationship with lender

30 days before closing:

• Submit complete loan application
• Provide all requested documents immediately
• Order property inspection (if purchasing)
• Identify insurance agent

14 days before closing:

• Appraisal should be complete (follow up if not)
• Underwriting should be in progress
• Address any conditions immediately
• Finalize insurance coverage

7 days before closing:

• Clear to close issued
• Final walkthrough scheduled
• Wire instructions obtained (verify directly with title company)
• Funds positioned for closing

3 days before closing:

• Review closing disclosure
• Confirm wire transfer details
• Schedule final walkthrough
• Coordinate closing time

Communication Best Practices

Respond within 24 hours: Lenders can't process your loan if waiting for your responses. Fast responses = fast closings.

Provide complete information: Sending 3 of 5 requested documents just restarts the clock. Send everything at once.

Use lender's preferred methods: If they want uploads to portal, don't email. Follow their system.

Assign dedicated time: Block 30 minutes daily to handle lender requests. Don't let emails sit for days.

Know your numbers: Understand your credit score, DSCR ratio, down payment source. Don't make lender extract basic information.

Document Organization

Create digital folders:

• Identification: Driver's license, passport, SSN card
• Bank Statements: Last 2 months, all accounts
• Reserves: Statements showing reserve accounts
• Property Info: Purchase contract, inspection, rent roll, leases
• Insurance: Quotes or existing coverage
• LLC Documents (if applicable): Articles of organization, operating agreement, EIN

Upload everything to lender's portal the day you apply. Don't wait to be asked.

Cost vs. Speed Trade-offs

Faster closings sometimes cost more:

Appraisal Rush Fees: $50-150 for expedited appraisals (5 days vs. 10 days)

Rate Premiums: Some lenders charge 0.125% more for 15-day closes vs. 30-day

Shorter Rate Locks: Locking for 30 days is cheaper than 45-60 days

Due Diligence Compression: Less time to inspect property, analyze neighborhood, review numbers

Example Cost Analysis:

Standard 30-day close:

• Rate: 7.00%
• 45-day rate lock: standard
• Appraisal: standard timeline ($500)
• Total rate cost (monthly on $300,000): $1,996

Rush 15-day close:

• Rate: 7.125% (0.125% premium)
• 30-day rate lock: standard
• Appraisal rush: $650
• Total rate cost (monthly): $2,030

Additional cost: $34/month + $150 rush fee

When it's worth it: If the deal requires speed (competing with cash, hard money refinance, deadline pressure).

When it's not: If you have flexibility and can save $400+/year for the life of the loan.

Red Flags: Lenders Who Over-Promise

Beware lenders advertising unrealistic timelines:

Warning signs:

• "7-day DSCR closings guaranteed" (virtually impossible for purchases)
• Lenders who quote fast timelines but reviews mention 45+ day actual closes
• Unwillingness to put timeline in writing
• "It depends on the borrower" answers (good lenders know their timelines)

Reality check:

• 10-12 days: Possible for refinances with appraisal waivers, nearly impossible for purchases
• 15-18 days: Achievable for clean deals with top lenders in metro markets
• 20-25 days: Standard for good lenders with organized borrowers
• 30-35 days: Industry average for DSCR loans
• 45+ days: Slower lenders or complex situations

If a lender consistently closes in advertised timeframes, they'll have reviews and testimonials confirming it. If they can't show proof, assume they're over-promising.

Bottom Line on Fast DSCR Closings

Choose Visio Lending for the absolute fastest closes (15-20 days consistently) with competitive rates.

Choose Lima One Capital if you're a portfolio investor or have existing relationship (20-25 days).

Choose Kiavi if you're coming from their bridge loans or have previous relationship (20-28 days).

Choose Anchor Loans for California speed (20-28 days in their core markets).

To maximize speed regardless of lender:

• Submit complete, organized applications upfront
• Respond to requests within 24 hours
• Choose properties in metro markets with clear title
• Avoid unique property types when speed matters
• Build 5-7 day buffer into your deadlines
• Consider paying small premiums for rush services when it matters

Fast closings unlock opportunities, but only chase speed when it matters strategically. For properties without deadline pressure, optimize for best total cost and terms rather than shaving a few days off the timeline.