Whether it’s your first rental or your tenth, we’ll help you finance your properties, with loans built for investors.
No jargon · No pressure · Just a real person helping you get your first keys
“Finally, someone who picked up the phone.”
“Closed in 18 days. They meant it.”
“Made it easy when I thought it would be impossible.”
Pre-approved on day one
A real estate investor is anyone buying property to earn income or build long-term wealth rather than to live in as their main home. That includes a first single-family rental, a duplex where you live in one unit, short-term rentals, and growing portfolios. Investment properties follow different loan rules than primary homes, and the right financing can let you qualify on a property’s rental income instead of your personal pay stubs.
We’ll help you size up the deal, pick the right loan structure, and close on a timeline that keeps sellers happy.
Send us the property, purchase price, expected rent, and your current portfolio. We’ll tell you which loan types fit before you make an offer.
We compare lenders and investor programs, including DSCR and conventional options, so you can see the real trade-offs in rate, down payment, and reserves.
Choose your loan and we’ll handle the paperwork, appraisal, rent schedule, and underwriting, including closing in an LLC when the program allows it.
We’ll prep you for every dollar due at closing, so you can focus on getting the property rented.
Investor loans aren’t one-size-fits-all. We’ll match the loan to the property, your strategy, and how you prefer to document income.
Qualify based on the property's rental income instead of your personal income. Built for investors scaling a portfolio, and often available to close in an LLC.
Strong credit and documented income? Conventional financing on 1–4 unit rentals often offers the most competitive long-term rates.
Put the equity in a property you already own to work as the down payment on your next one.
People consistently say the same things: it finally felt straightforward, they understood their options, and they weren’t treated like a number.
Just completed our refinance and it was a breeze! Megan and Jacquie are an amazing team! They are smart, hardworking, caring and knowledgeable!…
Olga G.
I had a truly wonderful experience working with HappyDog. From the very beginning, the team was professional, helpful, and prompt in guiding me through…
Jenny U.
If I could give Marci and Tori 10 stars I would! They were so friendly and easy to talk to. You can tell they enjoy helping people and that’s what makes them so good at their job!
RyAnn G.
Mike McKee, excellent service. His patience helped me to walk through the homebuying process with ease. He was available whenever I contacted him…
Althea O.
Great experience overall! Jason always kept us up to date and communicated regularly and is very good about replying quickly to questions.
AD A.
OMG!!! Mike Mckee is phenomenal…I worked with him for almost 2yrs..I had lots of issues prior to opening and he continued to reach out to me and stay in contact…
Valerie S.
HappyDog was easy to work with and highly responsive during our escrow process. I highly recommend them.
Taylor M.
Mike McKee’s professionalism and efficiency are truly impressive. He seamlessly guides clients through the lending process with his expertise…
Edward K.
Tori was amazing! She was providing several options for our budget for us to review and explained pros and cons with each option…
Rio B.
We can’t say thank you enough to vinnie, Lisa, and the whole team at happydog home loans! They made the whole process simple and straight forward…
Mariah H.
We had an absolutely amazing experience working with Happy Dog Lending while buying our first home! As first-time buyers, we had a lot of questions…
Ursula T.
Great response time, easy formatting and uploading documents. Always kind in our interactions VERY patient…
David B.
Investor loans play by different rules. Here’s what to know before your next offer.
Not always. With a DSCR loan, lenders look mainly at whether the property’s rent covers its payment. Conventional investment loans do use your tax returns, so we’ll compare both for your situation.
Often, yes. Many DSCR lenders let you close in an LLC, while conventional loans generally require you to buy in your own name. We’ll tell you which lenders allow what.
Many DSCR lenders will count short-term rental income, though how they calculate it varies. Tell us the property and market and we’ll find lenders that fit.
Conventional loans cap the number of financed properties you can hold; DSCR and other investor programs generally don’t have the same limit. We’ll plan around where you are now and where you’re headed.
Yes. Buying a 2–4 unit property and living in one unit can open owner-occupied options like FHA or conventional, often with less money down than a pure investment purchase.
See where you stand in a few minutes. No credit hit, and it doesn’t commit you to anything.
