What We Fund

Cash-out refinance loans for investment property

The short answer

TSG Capital arranges cash-out refinance loans on investment property — business-purpose financing that turns built-up equity into deployable capital without selling the asset. Investors commonly pull cash out up to roughly 70–75% LTV on a rental or stabilized property, qualified on the property's cash flow (DSCR) rather than personal income. One application reaches our full lender network.

A cash-out refinance replaces your current loan (or pays off a free-and-clear property) with a new, larger loan and hands you the difference in cash. For a real estate investor, it is the primary way to recycle equity: instead of letting appreciation and pay-down sit trapped in a property, you refinance, take tax-deferred loan proceeds, and redeploy that capital into the next acquisition — the "R" that powers the BRRRR strategy and portfolio growth generally.

On investment property these are business-purpose loans, so they are usually underwritten on the asset. DSCR cash-out refinances qualify on the property's rent-to-payment coverage and require no personal income documentation; bridge and stabilized cash-out options exist for properties that are between business plans. Lenders in our network commonly allow cash-out up to roughly 70–75% of value — a touch below a rate-and-term refinance, because pulling equity raises the lender's risk. Seasoning requirements (how long you must own the property before a cash-out at full value) vary by lender and are one of the things we match you to.

Rate, points, leverage, and seasoning all vary by lender, DSCR, and credit — we quote them as ranges. As a financing arranger, TSG Capital shops your refinance across multiple lenders, compares how much cash each will free up against the cost, and brings back the structure that maximizes usable capital for your plan.

Typical terms

Figures below are typical ranges across our lender network — they are not a quote or a guarantee. Your actual terms depend on the lender, the deal, your experience, and the property's location.

Leverage

Typically up to ~70–75% LTV for cash-out on investment property

Term

30-year, ARM, interest-only, and short-term bridge options

Rate

Priced on DSCR, leverage, and credit — quoted as a range on your term sheet

Points

Origination points vary by lender; commonly 0–2 on long-term, 1–3 on bridge

Time to close

Long-term DSCR cash-out often 3–4 weeks; bridge cash-out faster

Is this loan structure a fit?

Best fit	Typical exit	Lender focuses on
Seasoned rental with available equity	Retain asset and redeploy proceeds	Value, DSCR, seasoning, requested cash

Who it's for

Investors sitting on equity in a rental or stabilized property who want to redeploy it
BRRRR operators pulling capital back out after the rehab-and-rent stage
Owners of free-and-clear property who want to leverage it for the next deal
Entities that want cash-out qualified on rent, not personal tax returns

What to prepare before requesting terms

A complete file is easier for lenders to price and materially reduces avoidable back-and-forth. Start with the items below; a lender may request additional documents after initial review.

Property address and purchase contract

Entity documents and signer identification

Requested loan amount and intended exit

Current property photos and insurance contact

Current mortgage statement and ownership date

Lease, rent roll, and intended use of proceeds

Frequently asked questions

What is a cash-out refinance on investment property?+

A new, larger loan that pays off your existing financing (or a free-and-clear property) and returns the difference to you in cash, which you can redeploy into your next deal. On investment property it is a business-purpose loan, typically underwritten on the asset.

How much cash can I pull out?+

Lenders in our network commonly allow cash-out up to roughly 70–75% of value — slightly less than a rate-and-term refinance, because pulling equity increases the lender's risk.

Do I need to document my income for a cash-out refi?+

Not with a DSCR cash-out refinance — it qualifies on the property's rent-to-payment coverage, so no tax returns or pay stubs are required.

Is there a seasoning requirement?+

Often, yes. Many lenders require you to own the property for a set period (commonly 3–12 months) before a cash-out at full appraised value. Seasoning rules vary, and matching you to the right lender is part of what we do.

Are cash-out refinance proceeds taxable?+

Loan proceeds are generally not taxed as income because they are borrowed money, not a sale — but this is not tax advice, and you should confirm your situation with a qualified CPA.

Is this a consumer mortgage?+

No. TSG Capital only arranges business-purpose cash-out refinances on non-owner-occupied investment property held by business entities.