Rate-drop postcards built for homeowners don't speak to investors scaling a portfolio.
Lender play · DSCR loans
DSCR loan marketing: reach the investors who outgrew conventional loans.
Rental investors hit limits with conventional lending fast: too many financed properties, complex tax returns, or LLC ownership. Spur finds investors who own several rentals or recently bought with cash, and mails a direct letter about financing based on the property's rent.
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USPSFirst-Class
Marcus LeeNorthside Homes LLCCarmel, IN 46032Scan for a DSCR quote
Marcus L. requested a DSCR quote · 1 hr ago
AI-written for this owner · Mailed in 2 days
2+ rentalsand LLC owner filters
Cashpurchases ready for delayed financing
Investorlanguage, not homeowner mailers
The problem
Investor borrowers ignore homeowner marketing.
Active investors hold properties in entities, so standard homeowner lists miss them entirely.
Investors finance right after a cash purchase or before the next one. Generic mail rarely lands at those moments.
How it works
From list to mailbox in one workflow.
Five steps from investor ownership data to DSCR applications.
app.usespur.com
See it in Spur
A DSCR investor list in Spur
Sample rental investors in Indianapolis with several properties or recent cash purchases. Names are partly masked.
Indianapolis metroOwns 2+ rentalsLLC or individualCash purchase < 12 mo
- Northside Homes LLC3 cash purchasesManager in CarmelDelayed financingSFR
- Andrea P.5 rentalsOwner in Fishers2 free and clearSFR
- Circle City Rentals LLC11 rentalsManager in IndianapolisPortfolio2–4 units
- Greg & Ivy T.4 rentalsOwners in Chicago, ILOut-of-stateCash purchase
- Bluestone Capital LLC6 rentalsManager in Columbus, OHBRRRRRecent rehab
AI draft for Northside Homes LLC · Marcus L.
Hi Marcus,
I'm Dev Shah with Keystone Investor Lending. I noticed Northside Homes bought three homes in Indianapolis this year, all with cash. If you'd like to get that capital back out to buy the next one, a DSCR loan may help.
DSCR loans qualify based on the property's rental income compared with its payment, rather than your personal income or tax returns. They can close in your LLC, work for single-family and small multifamily rentals, and can be used after a cash purchase or for a cash-out refinance on rentals you already own.
Scan the code to request a quote for one property or several. I'll send terms based on your rents and goals.
Dev Shah · Keystone Investor Lending · NMLS #000000
Sample data for illustration. Your results depend on your market and filters.
Playbook
How to market DSCR loans to rental investors
A DSCR loan, short for debt service coverage ratio loan, qualifies a rental property based on its income rather than the borrower's personal income. Lenders compare the property's rent with its monthly payment, including principal, interest, taxes, insurance, and any HOA dues. Many programs look for a ratio of about 1.0 to 1.25 or higher. Because they're business-purpose loans, DSCR loans can usually close in an LLC, and investors can keep using them after they reach conventional lenders' limits on financed properties.
That makes DSCR loans ideal for investors who've outgrown conventional financing: borrowers with many financed properties, self-employed investors whose tax returns show little income, and investors who buy with cash and want their capital back.
Find them in property records. Filter for owners with two or more non-owner-occupied properties, LLC-held rentals, and recent cash purchases. Recent cash buyers are especially timely: many want to refinance quickly to buy their next property, often called delayed financing or the BRRRR approach.
Write in investor terms. Mention their recent purchases or portfolio size, explain qualifying on rent in one sentence, and offer a quote for one property or several. Skip homeowner language about lowering monthly payments.
Business-purpose lending still has rules. Licensing requirements vary by state, and some states regulate business-purpose loans. Include your NMLS ID where required and have compliance approve your templates, especially if you state rates or terms.
Investors borrow repeatedly. Track every investor, property, and conversation so that one DSCR loan becomes a long-term relationship and a source of referrals to other investors.
Have quick answers ready. Investors who scan usually want to know minimum ratio, maximum loan-to-value, prepayment terms, and how fast you close. A one-page term summary approved by compliance lets you respond the same day, and speed is often what wins the first loan.
7×return on a year of Spur Team from one $400,000 DSCR loan
One investor can bring years of loans.
- Spur Team: $588/yr billed annually
- 400 rental investors × 2 postcards = 800 at $1.09 = $872
- One $400,000 DSCR loan at 100 bps compensation = $4,000, about 7× your subscription
Example math. Many investors return for several loans a year. Run your own numbers →
One tool, not four
Spur vs. the usual investor loan marketing
What you needThe usual waySpur
Owners of 2+ rentals and LLC ownersMeetups and social media✓ Built in
Recent cash purchasesWaiting for referrals✓ Built in
Letters in investor termsHomeowner refinance mailers✓ Built in
Quote requests by QRPhone tag✓ Built in
Investor pipeline trackingSpreadsheets✓ Built in
FAQ
DSCR loan marketing questions
Who is a good DSCR loan prospect?
Rental investors with several financed properties, self-employed investors, LLC owners, and recent cash buyers who want their capital back.
How do I find real estate investors to market to?
Filter for owners of two or more non-owner-occupied properties, LLC-held rentals, and recent cash purchases. Spur builds this list from property records.
What should a DSCR loan letter say?
Reference their portfolio or recent purchases, explain that the loan qualifies on rent, and offer a quote. Avoid homeowner-style language.
Do DSCR loan ads need disclosures?
Business-purpose loans have fewer consumer rules, but licensing and advertising requirements vary by state. Include your NMLS ID where required and have compliance review templates.
What is delayed financing?
Refinancing a property soon after buying it with cash, so the investor recovers their capital. DSCR loans are often used for this.
Keep exploring
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