Investor Refinance
Pull equity out, drop your rate, or replace maturing debt — underwritten to the property’s cash flow and its current appraised value, with no seasoning on cash-out. No tax returns, no W2s. Fill out the form below to get started.
See what you qualify for.
No credit pull — see what you qualify for in 30 seconds.
Products shown are business-purpose investor loans (such as DSCR) secured by non-owner-occupied property. They are not consumer mortgages and are not intended for personal, family, or household use.
Estimates are based on the information you provide and assume it is accurate and complete. Actual terms depend on full underwriting, appraisal, title, and program eligibility and may differ. The rate shown is the note rate, not the APR; figures exclude taxes, insurance, and certain third-party costs, and the payment shown is principal and interest only.
Compensation and fees vary by loan amount, program, and transaction and are finalized in your loan documents at closing. By submitting, you authorize LiButti Capital to contact you about your inquiry by phone, text, and email (which may be autodialed or prerecorded) and to obtain consumer/credit reports as needed; message and data rates may apply. See our Privacy Policy.
Getting declined elsewhere? That’s usually where we start.
Complicated deals are our specialty — when a scenario falls outside the box, we pursue exceptions and structure a path to close. Bring us the deal other lenders walked away from.
- ✓ Exceptions allowed
- ✓ Declined by another lender
- ✓ Sub-1.0 DSCR / no-ratio
- ✓ Non-warrantable condos & condotels
- ✓ No seasoning on cash-out
- ✓ Foreign national & ITIN
- ✓ Vacant & rural properties
- ✓ 5-10 units & mixed use
- ✓ Lower credit — priced case-by-case
- ✓ First-time investors
Cash-Out vs. Rate-and-Term: Two Different Maximums
The first thing to know about an investor refinance is that the two flavors carry different leverage caps, and lenders who quote one number are hiding the other. With us it’s explicit: rate-and-term refinances go up to 85% LTV — you’re replacing existing debt with better debt, dropping the rate or extending the term without pulling cash. Cash-out refinances go up to 80% LTV — you’re harvesting equity, and the loan amount is set against the property’s current appraised value.
Which one you need usually decides itself: replacing a maturing loan dollar-for-dollar is rate-and-term; anything that puts proceeds in your account is cash-out. We price both from the same application, so you can see the trade-off before choosing.
No Seasoning on Cash-Out, In Practice
Most lenders make you own a property for six or twelve months before they’ll lend against its new appraised value — until then you’re capped at what you paid. We don’t. No seasoning on cash-out means the appraisal is your number from day one: buy at a discount, force value with a rehab, and refinance at what it’s worth now. It’s the mechanic that makes the BRRRR cycle turn, and if you’re coming off a hard money loan specifically, our hard money exit program is built around it.
How the Payoff Actually Works
You don’t juggle two loans or bridge the gap out of pocket. Once you’re clear to close, we order the payoff demand from your current lender, and title settles it directly through escrow at funding — your old lien is released, the new loan replaces it, and any cash-out proceeds land after. If your current loan has a balloon date attached, tell us up front: at 10-14 days start-to-fund, we can work to a real deadline, and the payoff demand is one of the first things we order.
Vacant at Closing? Still Eligible
A refinance shouldn’t have to wait for a signed lease. Vacant properties are accepted — the loan can qualify on the appraiser’s market-rent analysis instead of in-place rent — and rural properties are accepted too. If the numbers are tight, no-ratio options are available and priced case-by-case.
Are We a Good Fit?
Our Investor Refinance loans, including hard money and cash-out refinance options, are designed to provide flexible, fast funding for real estate investors looking to optimize their portfolios or access equity. To qualify, you’ll need:
First Time Investor OK
Minimum of 640
0-6 months of reserves.
Single-family homes (SFR), condos, townhomes, or 2-10 unit residential properties. Non-warrantable condos and condotels OK.
Up to 80% cash out 85% rate and term.
No Ratio Allowed, No Seasoning On Cash Out, Vacant Properties Accepted, Rural Properties Accepted.
Investor Refinance Calculator
Estimate your new loan amount, LTV, and monthly payment for a refinance.
Investor Refinance Highlights
Transparent and investor-focused loan terms
How We Compare
Our published terms against what the rest of the market offers.
| Spec | LiButti Capital | Typical DSCR Lender |
|---|---|---|
| Seasoning on cash-out | None — appraised value from day one | Often 6-12 months |
| Cash-out LTV | Up to 80% | ~70-75% |
| Rate & term LTV | Up to 85% | ~80% |
| Time to close | 10-14 days | Often 2-3 weeks |
| Closing costs | Up to 3 pts financed on top of LTV | Out of pocket |
| Minimum DSCR | 0.00 — true no-ratio | 0.75x at best |
| Vacant properties | Accepted | Case-by-case at best |
| Rates | Published on this site | Not published |
“Typical DSCR Lender” reflects commonly published guidelines across the market — always confirm any lender's current terms, including ours, with a real quote.
Investor Refinance Questions, Answered
Real underwriting answers — not marketing copy.
Do I have to season the property before a cash-out refinance?
No — there is no seasoning requirement on cash-out. We can use the property's current appraised value even if you bought it or finished the rehab recently, which is what makes the BRRRR strategy actually work: refinance at what it's worth now, not what you paid.
What's the maximum LTV on a refinance?
Up to 80% on cash-out and up to 85% on rate-and-term. The exact number depends on credit, property type, and the property's cash flow — you'll see your real maximum in your quote.
My hard money loan is maturing — how fast can you close?
Our standard timeline is 10 to 14 days from application to funding. Tell us your maturity date up front and we work backwards from it — the payoff to your current lender is handled directly through title and escrow at closing.
The property is vacant. Is that a problem?
No — vacant properties are accepted, and so are rural ones. A finished-but-not-yet-rented property can qualify on the appraiser's market-rent analysis rather than an in-place lease.
Do I need tax returns or income documents?
No. The loan qualifies on the property's cash flow — no tax returns, no W2s, no employment verification. If the numbers are tight, no-ratio options are available.
Can I roll the closing costs into the loan?
Yes — we can stack up to 3 points on top of the LTV to finance closing costs, so the refinance doesn't require cash at the table.
Can I refinance a property held in an LLC?
Yes — these are business-purpose loans and they close in the name of an LLC or corporation, which is how most of our investors hold title.
Expert Support for Investor Refinance Lending
- Payoff Handled For You:We order the payoff demand from your current lender and settle it through title and escrow at closing — no out-of-pocket bridge.
- Today's Value, Not Your Basis:No seasoning on cash-out means the appraisal — not your purchase price — sets your loan amount.
- Deadline-Driven Closings:Facing a balloon maturity? Tell us the date and we run the file backwards from it, typically 10-14 days.
- Term Options That Fit the Exit:30-year, 40-year, or interest-only — structure the new debt around your hold plan, with prepay penalties optional.
Client Stories
No matter your situation, we believe there’s always a solution. Our #1 priority is making sure you walk away with a result you’re thrilled with.
- ★★★★★
“Great service, fast closing, upfront pricing without any last minute surprises like other lenders. Will be my go to real estate funding company to grow my portfolio.”
AAlbert Holguin
View review on Google - ★★★★★
“Amazing service! Really went above and beyond. Anthony was very knowledgeable. His expertise really made all the difference and I am very happy.”
AAngelica Montes
View review on Google - ★★★★★
“Had a great experience and the communication was constant and they gave me the best pricing and kept closing cost fair”
AAstroVanDam
View review on Google - ★★★★★
“Super solid quick and easy will use them again on my next investment property! Michael is the man.”
BBroc Dickerson
View review on Google - ★★★★★
“LiButti Capital deserves more than 5 star, they deserve timeless appreciation, at least that’s how I felt dealing with them. When my wife and I decided to venture into real estate investing the beginning of the year 2025, we were not only new to this space, we were completely clueless about where to start. In the quest for finding a lender, I randomly clicked a search result from Google, filled out their form, and later thought they were not covering my state of Louisiana but Holly Gayneta reached out and that began our lending journey with LiButti Capital which turned out to be one of the best decisions we made. LiButti’s team — from Anthony, to Holly, to Michael — are very experienced, responsive, knowledgeable, and customer-focused. From producing the first funding approval letter to closing, the team literally held our hands. I cannot recommend LiButti Capital enough. The whole process felt like we were in the same room and have known them forever, meanwhile it’s the other way around, geographically separated and never met in-person which makes a whole lot more amazing. Thank you guys, I hope to be a repeat customer.”
BBusayo Olukunle
View review on Google - ★★★★★
“I had a great experience refinancing my residential investment properties with LiButti Capital. Anthony was very responsive and provided excellent guidance throughout. Eight months ago, after doing all the work, he advised me not to move forward because the rates didn’t make sense—showing true client-first integrity. When rates became reasonable this week, we completed the refinance smoothly. Highly recommend.”
CCABESTHOME
View review on Google - ★★★★★
“Anthony and his team were dedicated and committed to helping us secure our loan. It was a challenging case, but they worked diligently and got it approved quickly. We truly appreciate their professionalism, responsiveness, and commitment throughout the entire process.”
CCandace Bo
View review on Google - ★★★★★
“Simply the best loan officers I've ever dealt with.”
CCapn
View review on Google - ★★★★★
“Really profesional got things done for us”
CCarlos R. Hernández
View review on Google - ★★★★★
“I used LiButti for a refinance DSCR loan. Anthony pressured me into locking in my rate due to the lender changing there loan process. I received my appraisal and my loan did not close until two weeks after the appraisal and 2 and a half weeks after I rate locked. I asked Anthony if I could change my rates and he said I already locked your rate. This was not what he had mentioned with my first loan through them. He stated that I could change my rate up to two days before closing. They prolonged my closing by two weeks at no fault of mine. I was yelled out through an email from Anthony accusing me of scheduling my closing before the loan was clear to close. Anthony have clearer communication with your team and you would know what’s going on. Very unprofessional of Anthony in the way he communicates to a customer. I’m happy that Michael is no longer with your team and started his own business. I would not recommend them.”
CCarrie Tilton
View review on Google - ★★★★★
“I had the pleasure of working with Anthony from LiButti Capital Mortgage, and I couldn't be more impressed with his professionalism and expertise. From start to finish, Anthony made the entire mortgage process smooth and stress-free. He was always available to answer my questions, provided clear and honest guidance, and worked tirelessly to secure the best possible rates for me. What really stood out was his commitment to ensuring I understood every step along the way. His attention to detail and willingness to go above and beyond to meet my needs truly exceeded my expectations. Thanks to Anthony and the team at LiButti Capital, I’m now a proud homeowner, and I couldn’t have done it without their help. I highly recommend Anthony to anyone looking for a reliable and knowledgeable mortgage professional. He's a true expert in his field!”
CCasey Tran
View review on Google - ★★★★★
“LiButti Capital made the refinancing process for both of my properties incredibly smooth and stress-free. Their professionalism and expertise were evident from start to finish, ensuring everything was handled quickly and accurately. I am so happy with the exceptional service I received and will definitely be referring others to LiButti Capital. If you're looking for efficient, reliable, and seamless refinancing, this is the team to work with!”
DDDT5
View review on Google - ★★★★★
“I used LiButti Capital to cash-out and refinance a few properties using DSCR loans. Anthony and the team was upfront, honest, and transparent with terms, pricing (including areas of uncertainty in the pricing), and timelines. They were also laser focused on getting me the loan products that met my needs. There were no surprises at closing and the process was very smooth overall. The team also did an excellent job of powering through a few unforeseen obstacles and remained extremely responsive and highly-driven throughout the entire process. I highly recommend LiButti Capital for anyone looking for a head-ache-free, well-supported experience as a borrower.”
DDavid Andrade
View review on Google - ★★★★★
“This is my 5th dealing I've done with Anthony and Gayneta and I can't wait for the next one! They are first class in every way!”
DDerrick Woodard
View review on Google - ★★★★★
“I just closed 4 DSCR refinances today — bringing our total to 6 deals in two months with Anthony and the LiButti Capital team. That kind of volume in that timeframe says everything. Anthony is the rare lender who breaks everything down without being asked. No hidden fees, no vague answers — he fights for competitive rates and makes sure you actually understand what you're signing. Every deal has deepened my trust in him and his team. As a real estate investor with a growing rental portfolio, having a lender I can count on is non-negotiable. Anthony LiButti has earned that spot. Highly recommend.”
DDevon Hunter
View review on Google - ★★★★★
“Libutti Capital is my go-to lender. Their communication is fast, clear, and extremely helpful throughout the entire process. This is the 4th DSCR loan they’ve closed for me, and each one has been handled professionally and efficiently. I strongly recommend them to any real estate investor looking for a reliable lending partner.”
EEric Santiago
View review on Google - ★★★★★
“We’ve always done great business and highly appreciate the attention and support. Thanks for all your help!”
EEvan Torres
View review on Google - ★★★★★
“Working with Anthony, Giovanni, and Josh has been fantastic! I found them incredibly knowledgeable, diligent, and quick throughout the loan process. Even as hiccups inevitably occurred, they kept things moving all the way to close.”
JJessena
View review on Google - ★★★★★
“Attentive and friendly. They were helpful in setting up my property loan in the business with very few hoops to jump. Very responsive and knowledgeable with answers to my questions and concerns.”
JJessica Vila-Stevenson
View review on Google - ★★★★★
“Great experience. I felt like i was truly being taken care of. Will do business with again in the future”
JJoshua Beler
View review on Google - ★★★★★
“Both Anthony Libutti and Michael LaVecchia are very helpful and you’ll be in good hands working with them.”
MMarisela Sanchez
View review on Google - ★★★★★
“I recently had the pleasure of working with Anthony & Gayneta during my loan process, and I cannot recommend them highly enough. From the very first interaction, it was clear that they were not only knowledgeable but also genuinely committed to helping me find the best loan option for my needs. Again, thank you. 😊 …”
MMary Dancy
View review on Google - ★★★★★
“Anthony and his team helped us get the purchase done when nobody else could. DSCR has changed the way I do business. Thanks Libutti Capital.”
MMichael LaVecchia
View review on Google - ★★★★★
“Specialist in the mortgage industry. This team is awesome and makes the loan process easy. Highly recommend:)”
MMichael LaVecchia
View review on Google - ★★★★★
“Was able to help us close in less than a month- compared to the last lender who was still dragging their feet after 2 months. Highly recommended and couldn’t have done it without him”
QQB Stokes
View review on Google - ★★★★★
“Good Loan!!”
RRico Banga
View review on Google - ★★★★★
“Anthony and the LiButti team were tenacious In getting this loan closed for me under difficult circumstances. I appreciate their effort and their communication throughout the process. I will definitely be considering them for our next investment property.”
RRobert Martin
View review on Google - ★★★★★
“Had a fantastic experience working with Libutti Capital! Anthony and Michael worked tirelessly to close multiple complicated loans for me on a time crunch and exceeded all expectations!”
SSabah Sohel
View review on Google - ★★★★★
“Anthony LiButti was an answer to my financial prayers. His knowledge, patience, and professionalism were indispensable. I would feel more than comfortable bringing my financial needs to Anthony again and again.”
SScott Morris
View review on Google - ★★★★★
“I am so grateful and satisfied with my experience with LiButti Capital. My team was great and they worked with me to understand every step in the process to get my load funded.Special shout out to Micheal who was always present, professional and informative. I am truly grateful!!”
TThombreka Turner
View review on Google - ★★★★★
“Michael and Anthony were fantastic! They were the most personal and knowledgeable loan officers I’ve ever dealt with. We had a messy situation, to say the least, and Michael was there every step of the way. I will never use a conventional loan provider ever again! These guys are amazing and so happy I stumbled upon them. Customer for life!”
TTony Delgado
View review on Google - ★★★★★
“A first class business that offers exceptional hands on approach to streamline the process. Easily accessible and great to work with.”
Ddonald yale
View review on Google - ★★★★★
“Awesome job! I was very pleased with their customer service, as well as their eagerness to be open and transparent throughout the loan process. I closed on a total of three loans , and I had no issues during this experience.”
Ssidney lackey
View review on Google - ★★★★★
“I had an exceptional experience with LiButti Capital for my investment property loan. From the very beginning, their team was knowledgeable, responsive, and truly professional. They understood the unique needs of real estate investors and made the entire process efficient and stress-free. Every step was clearly explained, timelines were met, and I felt supported the whole way through. If you’re looking for a lender who knows investment lending inside and out, I highly recommend LiButti Capital—they truly delivered top-notch service!”
Ssunny dhaliwal
View review on Google
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