Skip to main content
Apply nowApply now
Direct private lending in most states
Call us anytime at 512-617-9400
Program 07
Conventional Investment in Liberty
Conventional investment loans for Liberty's single-family rental market.
We fund conventional investment loans up to 80% LTV on non-owner-occupied 1-4 unit property, with 30-year fixed and ARM terms for borrowers who document income. Clay County's rental stock is overwhelmingly single-family, the exact box this program is built for. Missouri's licensing rules turn on the loan's purpose rather than the property type, which is why a business-purpose loan to your LLC on a rental reads differently from a consumer home loan; confirm your own structure with Missouri counsel. All terms are subject to underwriting.
Non-owner
occupied
30-yr
fixed avail.
80%
max LTV
Low
rates
Typical figures, subject to underwriting and market conditions. Not a commitment to lend.
How it works
For investors who qualify conventionally, this is usually the lowest-cost long-term money on a buy-and-hold. We help you weigh it against our DSCR and bank-statement programs so the loan matches your file and your goals.
Who it's for
Buy-and-hold investors
Non-owner-occupied 1-4 units
Borrowers who document income
Purchase or refinance
Typical terms
PropertyInvestment, non-owner-occ
Max leverageUp to 80% LTV
Term30-yr fixed / ARM
IncomeDocumented
CreditFrom 580
UsePurchase or refi
*Typical terms, subject to underwriting and market conditions.
Run your Conventional Investment numbers.
Pressure-test the deal in seconds with our free dscr calculator, no sign-up required.
Local FAQ
Conventional Investment in Liberty, answered.
What's a typical loan size for conventional investment financing in Clay County?
Around $246,000, based on the county's own 2023 lending data. Clay County recorded 5,632 mortgage originations totaling roughly $1.39 billion that year, an average of about $246,394 per loan. That's a working-family price point, well under the range where conventional investment financing starts running into higher-balance or jumbo pricing, so most Clay County purchases finance on standard terms.
Does conventional financing fit Liberty's rental property stock?
Yes, and it's the dominant property type in the county. Of Clay County's 5,612 one-to-four family mortgage originations in 2023, 5,517 were single-unit properties, about 98.3%, with two-to-four unit buildings making up only 1.69%. Our conventional investment program is built for exactly that profile: non-owner-occupied 1-4 unit property, purchase or refinance, when your file supports full documentation.
Does Missouri's mortgage licensing law reach a business-purpose loan to my LLC in Liberty?
Missouri's licensing rules turn on what the loan is for, not on the property type. A "residential mortgage loan" under Missouri law is one made primarily for personal, family or household use, and the older definition additionally requires a natural-person borrower, so a business-purpose conventional loan to your LLC on a non-owner-occupied Clay County rental sits outside those definitions. That reading rests on the statutory text alone; no Missouri Division of Finance guidance confirming it was located, so take your specific entity and structure to Missouri counsel.
When does conventional investment financing beat DSCR for a Liberty rental?
When you can document your income and the deal is a straightforward buy-and-hold single-family rental, which describes most of the Clay County market. Conventional financing is often the lowest-cost long-term option once your file qualifies on full documentation; DSCR qualifies on the property's cash flow instead and skips the personal income paperwork, which suits a file that doesn't fit the conventional box. We'll compare both so you take the structure that fits.
What does recording a conventional purchase or refinance cost at the Clay County Recorder?
Not much: $26 for the first page plus $3 for each additional page, and no transfer tax either way. Missouri charges no transfer tax, and the state constitution now bars any level of government from creating one; no Missouri mortgage recording tax was located either. So the Clay County Recorder's per-page fee is close to the whole closing cost line item on the paperwork side of a conventional purchase or refinance here.
How does Clay County's property tax classification affect the income I document for a conventional loan?
It can roughly double your carrying cost if the parcel is coded wrong, which shows up directly in your documented cash flow. A $300,000 building in the City of Liberty runs about $4,096 a year in property tax as a residential rental, but about $8,281 if it's classified commercial, once Clay County's 1.44 commercial surtax stacks on the higher assessment ratio. Since full-doc underwriting weighs your net income after expenses, confirming the classification before you apply protects your numbers.
FAQ
Conventional Investment questions, answered.
What is a conventional investment property loan?
It is standard, competitively priced financing for a non-owner-occupied investment property, the long-term loan you take when your file fits the conventional box. It usually carries a lower rate than a bridge or DSCR loan, in exchange for full documentation.
How is it different from a DSCR loan?
A conventional loan qualifies on your documented personal income and credit, while a DSCR loan qualifies on the property's rent. Conventional pricing is often lower if you can document your income and you are within the limit on financed properties; DSCR is easier to scale and skips the income docs. We compare both and put you in the one that fits.
How much do I need to put down?
Plan on roughly 20% to 25% down on an investment-property purchase, with the best pricing at lower leverage and higher credit. Cash-out refinances are typically capped a bit lower than purchases.
What credit score do I need?
Conventional investment financing generally wants a credit score around 580 or higher, and your rate improves meaningfully as your score and reserves go up. We will tell you up front where your file lands.
What can I use it for?
Purchases, rate-and-term refinances, and cash-out refinances on non-owner-occupied 1-4 unit investment property. If you will live in the property, that is owner-occupied financing, which we refer to a trusted partner rather than originate here.
What documents are required?
Because it is fully documented, expect to provide income verification, tax returns, bank statements, and the standard conventional paperwork. If that documentation is a hurdle, our DSCR and bank-statement programs are the no-tax-return alternatives.
Resources
Guides for Conventional Investment
Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
Read the guide Rental / DSCR · 5 min read
DSCR vs Conventional Loan: Which Is Better for Investment Property?
Read the guide Bank Statement / No-Doc · 5 min read
Bank Statement and No-Doc Loans for Self-Employed Investors
Read the guide Rental / DSCR · 5 min read
How to Finance a Rental Property in an LLC
Read the guide More in Liberty
Other programs in Liberty
Fix and FlipUp to 90% / 100% rehabRental / DSCR30-yr fixed, DSCR from 0.75Ground-Up ConstructionUp to 70% LTV, most statesCRE BridgeUp to $10M, 24-36 moTransactional FundingSame-day double-close capitalBank Statement / No-DocNo tax returns requiredPortfolio LoansMultiple properties, one loanCRE PermanentLong-term agency & permSBA Financing7(a) & 504 placement
About the local figures on this page
Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.
Funding Liberty deals fast.
Get real terms, usually same day. No obligation, no hard credit pull to start.