Top Financing Options for Residential Housing Investors

Residential Housing Investors in Seattle WA

Are you a builder or real estate investor looking for options to finance residential real estate investment or would you like to start investing in residential real estate? The right financing can make all the difference in your returns and your ability to scale.

Here’s a quick, engaging guide to the most popular—and flexible—financing options for today’s home investors, including DSCR loans, fix & flip loans, and hard money loans with no income verification.

DSCR Loans: Let the Property Qualify, Not Your Paycheck

What is a DSCR Loan?
- DSCR (Debt Service Coverage Ratio) loans are designed for investors who want to qualify based on the property’s cash flow—not their personal income. If your rental property generates enough income to cover the mortgage, you’re in business.
Why Investors Love DSCR Loans:
- No personal income or employment verification required
- Qualify based on rental analysis and property cash flow
- Fast, streamlined application and closing process
- Unlimited number of financed properties allowed
- Great for self-employed investors or those with complex finances
- Can be used for both short-term and long-term rentals, including Airbnb
Typical Terms:
- Up to 80-85% Loan-to-Value (LTV)
- Loan amounts from $100,000 to $3,000,000
- 30-year fixed or interest-only options
- Minimum FICO scores usually 660-680

Fix & Flip Loans: Fuel Your Next Renovation Project

What is a Fix & Flip Loan?
- These short-term loans are perfect for investors looking to buy, renovate, and quickly resell properties for a profit. Approval is often based on the property’s value and your renovation plan—not your income.
Why Investors Love Fix & Flip Loans:
- Fast funding—often within days
- High LTVs (up to 80-90%) based on purchase price or after-repair value (ARV)
- Flexible qualification, even for those with less-than-perfect credit
- Can be structured as a line of credit for multiple projects
- Some lenders offer no-money-down options for experienced flippers
Typical Terms:
- Short repayment periods (6-36 months)
- Interest rates are higher than traditional mortgages
- Down payment may be required, but some lenders offer 100% financing based on ARV

Hard Money Loans: Fast, Flexible, and No Income Needed

What is a Hard Money Loan?
- Hard money loans are asset-based loans from private lenders, focusing on the property’s value—not your income or credit score. Perfect for investors who need to move quickly or don’t fit traditional lending criteria.
Why Investors Love Hard Money Loans:
- No income verification—approval based on property value
- Fast closings, often in a week or less
- Ideal for investors with irregular income or credit challenges
- Great for auction purchases, foreclosures, or properties needing major rehab
Typical Terms:
- Short-term (6-36 months)
- Higher interest rates than bank loans
- Approval based on collateral, not income or employment
- Streamlined paperwork and quick decisions

Quick Comparison Table

Financing Option	Qualifies On	Speed Income	Needed?	Typical Use Case
DSCR Loan	Property cash flow	Fast	No	Buy & hold rentals, portfolios
Fix & Flip Loan	Property value/ARV	Very Fast	No	Renovate & resell properties
Hard Money Loan	Property as collateral	Very Fast	No	Quick buys, auctions, rehabs

Start Financing Smarter: Partner with Blue Square Mortgage Today

Whether you’re a seasoned real estate investor or just getting started in residential housing, choosing the right financing strategy can determine the success—and scalability—of your investments. From DSCR loans that prioritize cash flow, to fix & flip and hard money loans that emphasize speed and flexibility, you have powerful tools at your disposal.

At Blue Square Mortgage, we specialize in investor-friendly loan solutions tailored to help you grow your real estate portfolio—without the hassle of traditional lending.

Ready to invest smarter?

Let’s talk about your next project. Contact Blue Square Mortgage today at (206) 352-6453 for personalized guidance and fast, reliable financing options that fit your goals.

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Blue Square Mortgage LLC

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Tahmara Grier

22:20 15 Apr 25

Mike was extremely pleasant to work with and very knowledgeable! I would choose him a thousand times over!

Michael Sadowitz

20:50 16 Nov 24

Mike made the mortgage process as pain free as possible! My last mortgage application experience was anything but -- I remember being on the phone with the loan officer constantly, always needing to push things along, correct errors, and generally being constantly frustrated. I felt confident leaving everything in Mike's hands. But Mike was always available at a moment's notice to answer any questions and to grease the wheels. He dealt with sometimes difficult situations so we didn't have to. Mike is well worth every penny! Thank you, Mike!

Eric Bivoino

00:03 29 Oct 24

i contacted Mike because i was interested in purchasing my first home. He was helpful and easy to talk to which i find incredibly important and i could really tell he cared about what is best for me. his vast knowledge really helped me learn a lot in taking my next steps.

Jacob Boundy

15:46 22 Oct 24

Mike is incredibly knowledgeable and super helpful. I needed help with a second mortgage refi, on a rental property. He took the time to help me even after I ended up using my credit union that I already had a relationship with. When it comes time for us to buy another property Mike is our man!

Gwen Han

23:28 10 Sep 24

Mike offered the most competitive refinance program with the lowest interest rates and no closing costs for us. He was very helpful, responsive, and is definitely our go-to if we require his services again. We will be recommending him to friends and family!

David Hazen

16:40 09 Jul 24

We had a unique non-conventional situation, and Mike found options for us very quickly. He's collaborative, problem solving, and generous with his time and expertise - carefully explaining all the ins and outs of the scenarios and options. Extremely capable, and quick results - we highly recommend.

Claire Nelson

20:31 02 Dec 23

Called Michael Peacore to see if I was qualified for a home loan- he was very attentive to my needs and made so much time for me. He was prompt with the information provided and I will definitely use him with any questions or business moving forward. Thanks so much Mike.

Douglas Aho

18:19 16 Oct 23

Mike has proven invaluable in my first-time home-buying experience. I've had many questions about many aspects of the process, and he's always been ready with an answer. He is prompt, informative, and resourceful. If and when I do this crazy, property-purchasing ritual again, it'll be him I message.

Henry Yates

01:50 28 Aug 23

Mike Peacore and Blue Square Mortgage were great. The current process for obtaining a mortgage is daunting with increasing additional scrutiny from lenders amid a rising interest rate environment. Mike was with us all the way through the process, pointing out ways in which we could speed the process and save money through it all. He was always available, even nights and weekends and worked diligently to get us answers to questions we asked. I highly recommend Mike and Blue Square and if I ever need another mortgage, will call on him. He provides the sort of customer service you don't see anymore. He is fantastic!

Andrew Steelsmith

20:31 07 Aug 23

We had a great experience working with Mike, and successfully completed a cash-out refi under less than ideal circumstances. He was communicative and professional, and rolled with the punches as we trudged through this while giving birth to our second kid. So far, Mike is the best mortgage lender in Seattle that we’ve worked with.

Bob Enkeboll

02:55 28 Jun 23

I contacted Mike for advice on refinancing my mortgage and found him extremely knowledgeable and helpful. He responded quickly and answered my questions and concerns in a clear and straightforward manner. He was very easy to talk with and I feel very confident in his advice and recommendations. I definitely recommend him for your mortgage needs.

Amanda Wolff

18:45 11 Apr 23

Mike Peacore is the most helpful person I have ever met. We were first time home buyers in 2020 and Mike talked us through everything. He would send us a document and instead of us reading through it alone, he would call us and go through it together. Every step was so easy with Mike. When we were confused about anything or had questions Mike was there with an answer or the connections to find the answer. AND...This week 3 years after we bought our home, we had questions about our escrow and property taxes. We called Mike and a problem we dealt with for over a year was settled in a few hours because Mike is that good. He is kind, helpful, resourceful, and even gave me a recipe when I told him I liked to bake but am newly GF. He is just an amazing person, and your home buying experience will be smooth sailing if you use Mike at Blue Square Mortgage.

Dylan Mehrer

16:10 16 Mar 23

Mike guided me through the process of buying my first home, and made it easy. He was able to share his knowledge in a way that was easily understandable for someone like me who didn't know where to start.

Bill T

03:59 23 Feb 23

Stellar customer service..!! Mike is professional, very responsive and thorough. Thank you for a job well done!

Megan

14:14 01 Feb 23

Mike was very knowledgeable and kind about the homebuying process. He slows down and communicates such a complex process in a way that the average person can understand. Home Buying can be very stressful, but with Mike helping you a lot of that stress is taken away! Highly Recommend his services :)

MA Hubbard

19:41 30 Aug 22

Mike with Blue Square, a really great communicator, ushered us through a long process to qualify for a mortgage loan and we couldn’t be happier with the outcome and his responsiveness and patience. Thank you Mike!

Jason McGriff

21:59 26 Aug 22

Mike is 100% the person you want to go too for your mortgage needs. I had a tough lending situation and he did not stop working on my case until he was able to resolve my lending requirements. He will dig in and research for the best mortgage options for your specific situation and needs. I love to work with someone like Mike. He really put forth time and effort as if he was getting himself a mortgage. 5 stars for Mike all day.

Emily

23:00 05 Aug 22

We refinanced our mortgage with Mike and recommend him highly! He found us by far the best rate around, and walked us through every step of the process in a friendly and accessible manner. He explained things to us when needed, and was always thinking a step ahead to make sure the process went smoothly and there were no surprises. We feel lucky to have worked with him. Thank you, Mike!

Edrienne Chan

03:49 08 Jun 22

Mike was super helpful in my quest for more understanding of real estate investment. Extremely informing and really wanted to educate. He listened well, and although my needs cannot be met at this lender, he was still happy to help. Very grateful to have given him a call

Kim Meyer

19:17 19 May 22

I have worked with Mike as a lender for several years. Our partnership with buyers, Mike as the lender and myself as the REALTOR are 100% successful and the buyers are consistently thrilled with results. Mike works hard to get the best rate possible for the buyers, helps educate everyone on market knowledge and helps make the process go smoothly from start to closing. The buyers that I work with appreciate having as much market information as possible - I find this is a great approach to helping buyers feel confident to find the best home for their housing needs/wants. I look forward to many more successful transactions with Mike!

Anton Cauthorn

01:41 14 May 22

Mike did an amazing job helping me set up a loan to purchase my home. Mike had a personal touch and it felt like I had someone on my team helping me the entire time. He got me a lower rate than the other lenders I was looking at going through and he made the whole process simple and easy. The best part was that we ran into a number of complications along the way and Mike worked hared to find solutions every time to make things work out smoothly. I highly recommend Mike and feel lucky to have found him to work with on my loan.

Danny Yang

17:51 11 May 22

I had a smooth experience with Mike as a first time homebuyer. He walked me through the process and explained everything and made sure I understood it all. Made the entire process a lot easier and less intimidating than I thought it was going to be.

Dan Hoffman

00:51 11 May 22

Mike helped me close on a very complicated loan and I would gladly use him again. He went above and beyond to guide us through the process and made sure I was informed every step of the way. If you work with Blue Square Mortgage you will receive as much assistance and guidance as you like up to and through closing. Thanks for your help Mike!

Martin Monteblanco

02:56 11 Apr 22

Mike was super helpful with the process of buying our first home .Definitely recommend for any first time home buyers .

Lucio Maldonado

23:05 21 Mar 22

Mike was excellent and extremely professional. I did not end up going with him, as he told me candidly when he could not beat a competitor's rate, and therefore told me to go with the competitor. Very refreshing. Thanks a lot, Mike.

Kathy Hattori

22:14 03 Dec 21

This is our second time working with Mike and we could not be happier. Mike is personable, ethical, professional and absolutely knows his stuff. We had a wish list for our refinance (lower payments and interest rate plus funds to renovate) and he accomplished everything we wanted so we're thrilled. Mike's a treasure. Work with him.

Kristin Gardner

17:35 03 Dec 21

Mike is an extremely professional and knowledgeable person to work with. He has assisted me in several different scenarios and because of his help I have been able to make an informed and beneficial decision. I cannot recommend working with him enough! He is thorough and quick with his work and utilized excellent resources to get the best results and answers for his customers. We will definitely be return and repeat customers.

Kristen Weber

19:35 17 Nov 21

I could not be happier with the rate and service that we got from Mike Peacore. He is super straight forward and gave us the best rates. He is very responsive and personable. I would highly recommend him.

Rosemary Le

06:51 23 Oct 21

As a first time home buyer, I really appreciate how transparent and patient Mike was. Even before he knew that I would choose him as my mortgage broker, he was willing to walk me through every single aspect of the home buying process and let me know what to expect from other brokers/lenders. I specifically told him to give me all the details, keep track of all of the milestones/deadlines, and provide frequent reminders. At first the information he provided was a little overwhelming, but he understood that I would ask a lot of the same questions down the road. The process went very smooth and even on signing day he offered to be there in person with me since my realtor was on vacation. In summary, I really appreciated the transparency, how he was never pushy for my service or if he needed anything from me, the clear and detailed information he provided, and the friendly and patient service that I received.

Emelie Montgomery-Jones

17:11 29 Sep 21

Mike, thank you so much for guiding me through the process of refinancing my investment property. I certainly would have been lost without you. If the situation arises, I will highly recommend you to others. Your expertise, advice and timely communication kept my anxiety levels low. I am extremely happy with the outcome.Sincerely,Emelie MJ

Stefan Muehleis

18:26 17 Sep 21

I refinanced with Mike and everything went very fast, smooth and flawless.Not to mention that I got the best rate out there. Excellent job!!!

Leon Liu

22:40 03 Jun 21

Mike helped us to close a refinance process effectively:- Mike identified a good program for our rental property. We managed the entire process remotely.- Refinance closing was fast. Faster than our new purchase loan earlier this year.- Great communication, very responsive and accurate.- Would recommend to friends and work with Mike again.

Mark Kilcup

23:43 26 Jan 21

Duncan Wray was an absolute professional to work with during this process. They had a super competitive rate and were able to work with the VA on my refi. I recommend Duncan and his team!

Scott Matlock

23:01 23 Dec 20

Max at Team Blue Square was extremely helpful and positive during my entire refinance process. We had a few hurdles along the way, but he was always positive and super responsive to all of my questions. Not only did he lock me in at a great rate, but I was continually impressed by his knowledge and accommodating attitude. He was a true professional, and you can tell he truly cares about customer service. Couldn't be happier with how everything turned out. 5-stars!!!!

Tamara Atkins

17:03 01 Sep 20

This was our 3rd time financing/refinancing with Mike Peacore. As always, he was so professional, expedient, and helpful. Everything went smoothly with Mike guiding the process the whole way to closing. Have referred him to many friends!

Justin Lonergan

04:42 20 Aug 20

Sean was fantastic through our VA refi. Blue Square's rates were the most competitive of the companies I screened, and the application could not have been easier. I probably spent less than 5 total hours on the refinance, saved my family hundreds per month, and I very much attribute that smooth process to Blue Square's and Sean's attentiveness. I have already recommended them to peers and would wholeheartedly recommend giving them a call to see what they can do for you.

RD Kent (RDK)

03:44 20 Aug 20

Very responsive, friendly, and helpful. Excellent experience!

Jeremy Kirsch

01:54 20 Aug 20

I just closed and recorded and I wanted to thank Kathy S. for her excellent service and support and for giving me the best deal ever. I am getting looks of disbelief when I tell people, especially those with conventional loans who can’t even come close!With Kathy, every question was answered and there were no surprises, except the good kind. No weirdness, everything disclosed.I've purchased and sold and refinanced a number of times, it's usually a stressful experience even without having to move. Not this time.Prior to dealing with Kathy and Blue Square, I had previously used a broker a couple of times before, whom I considered excellent and I was very happy with. With that said, if I ever need another loan, I will come to Kathy and Blue Square first. Without a doubt.And I will be recommending Kathy to anyone who needs a loan, especially those in the VA IRRL category.Again, thank you Kathy for all you did!

manjusha n

00:58 11 Jul 20

Spoke to Mike Peacore about Home purchase mortgage. He was very responsive and helpful. I was shopping around for rates and he gave a quote and gave me tips on getting better rates. He really cares about his clients and great to talk to. I highly recommend Blue Square Mortgage for good interest rates and Mike for his outstanding service. Thank you!

Kevin Hoy

17:18 05 Jun 20

I contacted Blue Square based on a Google search for VA IRRRL. Mike was very helpful in explaining the parts of the refinance process to me and helping me understand not only what everything means but also how and why he is able to offer lower rates than most of the big name lenders. I look forward to doing business with Mike again.

Andrew Gray

00:08 23 May 20

As a first time home buyer, I feel extremely lucky we went with Mike at Blue Square as our mortgage broker. He was professional, thorough, and more than happy to answer all of our questions about the process. His rate and fee estimates were considerably lower than other lenders we considered. He worked nights and weekends during the closing process and we wound up closing early. I look forward to working with him on a refi and eventually our next home purchase!

Rob Luecke

15:29 05 Mar 20

I am in the business and have done over 1,000 real estate transaction, have several rentals and Mike did a bang up Job.

Lana Zielke

06:15 12 Jan 20

I found Mike online by searching online to see what mortgage brokers came highly recommended in the Seattle area. I was not disappointed! He worked fantastically with my real estate agent. Made the whole process super simple. And not only did we close on time, we closed early (25 days after our offer was accepted)!! He negotiated the PMI with the lender based on credit score so I have an incredibly low monthly PMI! And in the week of escrow, my monthly payment came down by about $40. I couldn’t be happier with his service. He was quick, attentive, very responsive, and easy to work with. I highly recommend him!

Kyle Acheson

18:44 31 Dec 19

Mike was great to work with. He really helped us through the process and answered all of our questions timely and thoroughly. Would work with again.

Jeffrey Bley

18:49 20 Dec 19

Mike Peacore was thorough and very helpful in getting me a competitive rate. He always kept me up to date on the current status, and was more than happy to help explain things to me when there was something I didn't understand. I was able to make informed decisions and I was very happy with my refinance. Thanks Mike!

Michael Medvedev

03:59 18 Dec 19

Great and unique service! Thank you so much!!! Would recommend to anybody!

Steven Jones

22:23 25 Nov 19

You couldn’t ask for a better guy to do a home refi with! Mike Peacore did a wonderful job,we closed in about 6 weeks! He made it easy and very stress free! He went out of his way to let me know what was going on at all times! He worked with me way after the regular 8 to 5 business! He is a great guy and does great work! I couldn’t even imingae going with anyone else after working with him! You won’t be disappointed if you go with Mike Peacore at blue square Mortage! I will definitely be telling my friends and family about him! I will call him for my next refi! Thanks for everything Mike! You are the man!!!

KenG

17:07 19 Aug 19

Mike goes over and above. I needed help with refinancing a rental property in Chicago. Even though he couldn't service a property in IL, he was super responsive and went out of his way to find a solution and referral for me. Loved his commitment to service and highly recommend.

Jennifer Teunon

22:34 05 Mar 19

Mike Peacore was incredibly professional and easy to work with. During our recent refinance, we weren’t sure of our exact timeline, and he never pressured us to move forward before we were ready. Once we did make a decision, he helped us act quickly and secure a good rate. Throughout the entire process, Mike was always accessible and responsive, friendly, and constantly looking out for our best interests. I would highly recommend Mike and Blue Square Mortgage.

B Larson

17:54 18 Feb 19

Mike Peacore at Blue Square Mortgage helped make the refinance process hassle free. He has great rates, provided fast service, quick responses to our questions, and accurate information about the process and specific details. Mike is knowledgeable about all the things we needed to know about market values and mortgages. We live in Bellingham--90 miles north of Seattle--but that distance was a non-issue. It was as convenient as it would be if we lived in Seattle.

Vince Tasso

18:29 11 Feb 19

Mike helped me with my first condo purchase. He was great through each step of the process and even attended the signing with me in-person. He's very knowledgeable and open to discussing all questions any time! I would highly recommend him to anyone in the Seattle area looking to buy a home!

Pete Larsen

15:07 12 Oct 18

I just can't say enough good things about Mike Peacore and his dedication to his clients. Mike found us financing after a bitter experience with a high profile broker who turned us away after glancing at our financials: the issue being years of self-employment. With Mike's assistance, we were able to follow our strategy of buying a smaller place before marketing our existing home. Five stars aren't enough!

Andrew Tasso

20:10 07 Oct 18

In short, Blue Square Mortgage was the driving force on my home closing. Mike, at Blue Square Mortgage was referred by a friend who had worked with Mike on prior home purchases. Mike worked tirelessly with my fiance and I to ensure that we were getting the best possible mortgage rate for our first home purchase. His business acumen and industry experience was easily identified in our first phone call, where he explained the in's and out's of lender proceedings for a first time home buyer. Mike is an expert is what he does, and brought a very personal touch to a transactional process. There is no doubt I will be working with Mike and Blue Square Mortgage again when the time comes to purchase a new home.

Wendi Bernard

16:26 13 Sep 18

We have worked with Mike Peacore of Blue Square Mortgage multiple times in the purchase of our home and subsequent refinancing. At every step of the process, Mike was knowledgeable, supportive, professional and efficient. When we buy our next home, Mike will be our first call. We highly recommend Mike Peacore of Blue Square Mortgage.

William Rodgers

21:39 11 Sep 18

Mike was well prepared, honest, and very customer focused. Love working with him.

Erik Murphy

20:25 07 Sep 18

Blue Square Mortgage has helped us secure a couple new home loan and refinance our existing loans. I know I can count on Mike Peacore to diligently track down all the required paperwork and make the loan happen. Mike is very helpful and knowledgeable about rates and loan options. I highly recommend Blue Square Mortgage.

mike bon

22:36 23 Aug 18

Mike is extremely professional, knowledgeable, straightforward and a great communicator. I have known and have worked with Mike for 25+ years. He is driven to accomplish all your needs and goals. Both new and returning clients stay with Mike and highly recommend him. Mike is easy to recommend to others for all their mortgage needs!

Caroline Miceli

23:00 10 Aug 18

I really enjoy working with Mike--he helps keep the mortgage and borrowing intimidation factor to a minimum, and it becomes much less confusing. I've called him to just talk through the market and what may be possible in terms of future borrowing. For our last home purchase Mike was great at searching for the best rates and loans for us and he even advising us to hold off for a few days as even better rates may be around the corner--and they were! We locked in a great interest rate as a result!

C O

00:27 06 Aug 18

I've worked with Mike multiple times on loans and refis over the last few years. The experience has always been fantastic and I've recommended him to other friends and colleagues.

J Cordick

22:02 30 Jul 18

I have used Blue Square for years and Mike is consistently up to speed on rates, what banks/credit unions are doing and why to use certain ones and not others, and always helpful. He will not only coach you through the process, but if you are not an attorney and are not super detailed, this is your company. He makes sure you understand (in regular terms) what the sheets are for and how the process works....GREAT experience.

Kassandre Aytch

21:20 26 Jun 18

I used Blue Square Mortgage (Mike Peacor) back when I first bought my house and he also just helped me complete my refinance. He is so incredibly helpful and a pleasure to work with. It was my first refinance and he is so knowledgeable and able to answer all of my questions. He stays on top throughout the whole process and his communication is right on point. He is just a really really great person to work with!!

karl vogel

04:14 14 Nov 17

Mike is top notch when it comes to your loan experience. Knowledgeable and prompt with his response. It makes buying a home very easy!

Mozzie Pants

16:09 18 Feb 15

"Mike has worked with us two times, both times he did an outstanding job! He acted quickly and got us the results we were looking for in a crazy market! Mike was willing to come to us for paperwork at odd hours that accommodated our busy schedules. He made the process enjoyable and easy."

Deborah Fields

23:49 19 Sep 13

I would like to highly recommend Mike Peacore and Blue Square Mortgage for the exceptional service and finishing two mortgages for me in the last six years.Mike helped me get my first mortgage on a townhouse in Puyallup and then fast forward to this year when I became eligible for a HARP (re-finance) loan he made it happen. Originally I had gone to Wells Fargo (the loan holder) but after 4 months of wasted promises, I called Mike - and all the reasons Wells said I couldn't qualify and they couldn't make it happen - MIKE DID IT!I should have called Mike in the first place, but thought I had to go to the current loan holder - Silly me - he got me a great rate, he was informative, patient and gave it everything he had to make this happen. He got done in TWO MONTHS what Wells could not do in four...Don't go anywhere else - if you need assistance with your mortgage, first home, investment property, re-fi - whatever. Mike can help you!

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Top Financing Options for Residential Housing Investors: Your Guide to Smarter Investing

DSCR Loans: Let the Property Qualify, Not Your Paycheck

Fix & Flip Loans: Fuel Your Next Renovation Project

Hard Money Loans: Fast, Flexible, and No Income Needed

Start Financing Smarter: Partner with Blue Square Mortgage Today

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