Rental income is one of the most powerful tools for qualifying for California mortgages, especially for investors building portfolios. But each loan program counts rental income differently, and understanding the rules can mean the difference between approval and denial.
Conventional Loan Rules
For conventional mortgages, lenders count 75% of the gross rental income (the 25% discount covers vacancy and maintenance). You'll need a signed lease for existing rentals or a rental appraisal (Form 1007) for properties being purchased.
If you have rental income on your tax returns from existing investment properties, lenders use the net rental income (or loss) from Schedule E. Depreciation is added back since it's a non-cash expense.
The 75% rule applies to projected rental income for properties being purchased: if the appraisal shows $3,000/month market rent, the lender credits you with $2,250/month.
FHA Rental Income Rules
FHA is more restrictive with rental income. For 2-4 unit properties you'll occupy, rental income from the other units can only be counted if you have 1+ year of landlord experience documented on tax returns. Without landlord experience, FHA ignores the rental income entirely for qualification.
This is a critical distinction — many first-time house hackers discover they can't count rental income for their first FHA multi-unit purchase, which can limit their buying power.
DSCR: Pure Rental Income Qualification
DSCR loans eliminate personal income from the equation entirely. Qualification is based solely on the property's rental income divided by the total mortgage payment (principal, interest, taxes, insurance, and HOA).
A DSCR of 1.0 means rent exactly covers the payment. Most DSCR lenders accept ratios of 0.75 to 1.25+ with varying pricing. Higher DSCR means better rates.
DSCR is the go-to program for investors whose personal DTI is maxed out, who have complex self-employment income, or who are scaling beyond the 10-property conventional limit.
VA Rental Income
VA loans count rental income from properties you're vacating (if you're moving and renting your current home) and from multi-unit properties where you'll occupy one unit. Documentation requirements include a signed lease and evidence of sufficient reserves.
Strategy: Maximize Your Qualification
Work with Save Financial to model different scenarios. Sometimes counting rental income from one program produces a better result than another. For example, a self-employed investor might qualify for a larger loan using DSCR (100% rental income) than conventional (75% rental income minus personal DTI impact).
Call (888) 703-1840 for a personalized rental income qualification analysis across all 35 of our loan programs.