Once a property reaches five units, financing normally moves into the commercial world: balloon terms, 20–25 year amortization, personal guarantees, and tax returns. These residential-style DSCR programs qualify primarily on rents and offer a true 30-year fixed option.
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Side-by-side
The most-asked eligibility, structure, and property questions in one view.
| Question | TRU-A · 5–8 Unit ResidentialGuidelines dated 09/08/26 | TRU-B · 5–8 Unit ResidentialGuidelines dated 09/12/26 | TRU-C · Mixed-Use 2–8Guidelines dated 09/12/26 |
|---|---|---|---|
| Property | 5–8 unit residential | 5–8 unit residential | 2–8 unit mixed use: residential plus retail, office or restaurant |
| Max LTV — purchase | 75% | 75% | 75% |
| Minimum credit score | 680 | 700 | 720 |
| Loan amount | $350K–$3M | $400K–$3M | $400K–$3M (not eligible above $2M) |
| Minimum DSCR | 1.00 | 1.00 | 1.00 |
| Terms | 15-year fixed, 30-year fixed, 30-year fixed IO with 10-year IO period | 30-year fixed, 5/6 and 7/6 SOFR ARM, 10-year IO option | 30-year fixed, 5/6 and 7/6 SOFR ARM, 10-year IO option |
| Prepayment penalty | Per state prepayment matrix | 1–5 years, 5% fixed only | 1–5 years, 5% fixed only |
| Reserves | 6 months PITIA; 9 months over $1.5M. Cash-out cannot count. | 6 months PITIA; 9 months over $1.5M. Cash-out cannot count. | 6 months PITIA; 9 months over $1.5M. Cash-out cannot count. |
| Gift funds | Not allowed | Not allowed | Not allowed |
| Seller carryback / second mortgage | Not addressed in matrix — confirm before quoting | Not allowed — secondary financing prohibited | Not allowed — secondary financing prohibited |
| Seller credits (IPC) | Maximum 3% | Maximum 6% for closing costs only — never down payment | Maximum 6% for closing costs only — never down payment |
| Asset seasoning | 30 days verification | 30 days verification | 30 days verification |
| Investor experience | Owned and managed rental property for 1 year within the last 3 years (only 1 borrower must meet this); first-time investors and first-time homebuyers ineligible | Owned and managed rental property for 1 year within the last 3 years; first-time investors and first-time homebuyers ineligible | Owned and managed rental property for 1 year within the last 3 years; first-time investors and first-time homebuyers ineligible |
| Commercial space | Not allowed | Not allowed | Under 50% of building area; 2–3 units max 1, 4–5 max 2, 6–8 max 3 commercial units; no vacant commercial space |
| Illinois | Eligible | Not eligible | Not eligible |
| Other excluded areas | Baltimore City, MD and its neighborhoods (temporary) | Baltimore City; Philadelphia County. CT and NJ require 720 FICO and cap LTV at 70% purchase / 65% refinance. | Baltimore City; Philadelphia County. CT and NJ require 720 FICO and cap LTV at 70% purchase / 65% refinance. |
| Rural | Ineligible; maximum 2 acres | Ineligible; maximum 2 acres | Ineligible; maximum 2 acres |
| Vacancies | Maximum 2 vacant units at 75% of market rent | Maximum 2 vacant units at 75% of market rent | Maximum 2 vacant units at 75% of market rent |
| Short-term rental income | Not allowed | Not allowed | Not allowed |
| Rate | Priced daily from the lender rate sheet — request a quote | Priced daily from the lender rate sheet — request a quote | Priced daily from the lender rate sheet — request a quote |
Leverage
Each cell shows purchase / rate-term refinance / cash-out refinance limits.
Guidelines dated 09/08/26
| Loan amount | FICO | Purchase | R/T | Cash-out |
|---|---|---|---|---|
| Up to $1.5M | 720 | 75% | 75% | 65% |
| Up to $1.5M | 700 | 75% | 75% | 65% |
| Up to $1.5M | 680 | 70% | 65% | 60% |
| Up to $2M | 720 | 70% | 70% | 65% |
| Up to $2M | 700 | 70% | 65% | 65% |
| Up to $2M | 680 | 65% | 65% | 60% |
| Up to $2.5M | 720 | 65% | 60% | 60% |
| Up to $2.5M | 700 | 65% | 60% | 60% |
| Up to $2.5M | 680 | Not eligible | Not eligible | Not eligible |
| Up to $3M | 720 | 60% | 55% | N/A |
| Up to $3M | 700 | 60% | 55% | N/A |
| Up to $3M | 680 | Not eligible | Not eligible | Not eligible |
Guidelines dated 09/12/26
| Loan amount | FICO | Purchase | R/T | Cash-out |
|---|---|---|---|---|
| Up to $1.5M | 720 | 75% | 70% | 65% |
| Up to $2M | 720 | 70% | 65% | 65% |
| Up to $2.5M | 720 | 65% | 60% | 60% |
| Up to $3M | 720 | 60% | 55% | N/A |
| Up to $1.5M | 700 | 75% | 70% | 65% |
| Up to $2M | 700 | 70% | 65% | 65% |
| Above $2M | 700 | Not eligible | Not eligible | Not eligible |
Guidelines dated 09/12/26
| Loan amount | FICO | Purchase | R/T | Cash-out |
|---|---|---|---|---|
| Up to $1.5M | 720 | 75% | 70% | 65% |
| Up to $2M | 720 | 70% | 65% | 65% |
| Above $2M | 720 | Not eligible | Not eligible | Not eligible |
CT and NJ properties under TRU-B and TRU-C require a 720 score and are capped at 70% LTV for purchases and 65% for refinances.
Mixed use
A separate residential-style program for buildings that combine apartments with retail, office, or restaurant space.
Guidelines dated 09/12/26
| Loan amount | FICO | Purchase | R/T | Cash-out |
|---|---|---|---|---|
| Up to $1.5M | 720 | 75% | 70% | 65% |
| Up to $2M | 720 | 70% | 65% | 65% |
| Above $2M | 720 | Not eligible | Not eligible | Not eligible |
Documented funds
Because gifts are not allowed and TRU-B and TRU-C prohibit second liens, the 25% down payment must come from the buyer’s own documented funds.
Document the funds with 30 days of account verification.
A HELOC or cash-out refinance on another property you own may supply funds. TRU-B and TRU-C allow borrowing secured by an asset; confirm TRU-A eligibility before quoting.
TRU-B and TRU-C allow exchange proceeds for the down payment, but not for reserves.
TRU-B and TRU-C permit 100% of eligible business funds held by the vesting LLC.
TRU-B and TRU-C permit 70% of the vested account balance.
TRU-B and TRU-C do not allow it; TRU-A is unconfirmed. Talk to us first. We can help you raise the down payment with a HELOC on property you already own.
Guidelines summarized from lender matrices dated above and subject to change without notice. Not a commitment to lend. All loans subject to underwriting and property approval.
Dan Frio | NMLS #246527 | PBT Bancorp | NMLS #257781