Investment Property Loans - Rental Property Mortgages in NJ

Build Wealth Through Real Estate, One Property at a Time

Investing in real estate can be one of the most reliable ways to build long-term wealth-but financing an investment property works a little differently than buying your own home. Whether you're purchasing a rental house in Middlesex County or expanding your portfolio with a duplex in East Brunswick, we'll help you secure the right mortgage for your strategy.



At Elias Mortgage, we offer both conventional investment property loans and flexible DSCR and alternative financing options to support new and experienced landlords throughout New Jersey.

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Long-Term Financing for Rental Properties & Second Homes

This page focuses on non-owner-occupied properties-including:

  • Single-family rentals
  • 2-4 unit properties (duplexes, triplexes, quads)
  • Second homes or vacation properties used personally
  • Portfolio expansion for seasoned real estate investors

If you're flipping a home for resale, visit our Fix & Flip Loans  page instead. This section is all about buy-and-hold investments and second home financing.

Conventional Mortgages for Investment Properties

Yes, you can use a conventional loan to buy a rental property-but expect higher requirements than a primary residence. Here's what to know:

  • Down payment

    20% minimum for single-family, 25% for 2-4 unit properties

  • Credit score

    680+ is ideal for competitive rates

  • Interest rates

    Slightly higher than owner-occupied loans

  • Cash reserves

    Some lenders require 6+ months of reserves

  • Rental income

    You can typically use 75% of projected rent (via lease or appraisal) to help qualify

We'll help you navigate Fannie Mae and Freddie Mac's guidelines to maximize your purchasing power and ensure your loan supports long-term profitability.

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Alternative Investor Loans for Unique Scenarios

Not every investor fits inside the conventional box-and that's okay. We offer specialized loan programs including:

  • DSCR Loans

    Qualify based on property's cash flow, not personal income

  • Interest-Only Loans

    Reduce monthly costs during early ownership

  • Asset Utilization Loans

    Use your portfolio to qualify without traditional income

  • Bank Statement Loans

    Ideal for self-employed investors with fluctuating income

  • Rental income

    You can typically use 75% of projected rent (via lease or appraisal) to help qualify

These programs are perfect if you don't show enough taxable income to qualify for conventional financing-or if you simply want a loan that mirrors your investment goals. 

Vacation & Second Home Loans

Looking to finance a second home instead of a rental? We can help with that, too. If it's a personal-use property located far enough from your primary residence, you may only need 10% down and enjoy rates similar to a primary mortgage.



We'll walk you through the differences between vacation homes vs investment properties, so you can choose the financing that aligns with how you intend to use the home.

How to Qualify & Strengthen Your Application

Even if you're just getting started as a landlord, we'll set you up for success. Here's what helps:

  • Solid credit (ideally 680+ for best pricing)
  • Sufficient down payment (20-25%)
  • Accurate rental income estimates (we'll guide you using rent schedules)
  • Pre-approval to understand your buying power upfront

Whether you're financing a condo near Rutgers or a multi-unit in Sayreville, we'll help you structure a deal that makes sense now-and as you grow

Legal Guidance That Adds Value for Investors

Our experience goes beyond financing. As a real estate attorney, Adam Elias also helps clients navigate the legal side of investment purchases.



We regularly assist with:

  • LLC purchases (if your lender permits LLC ownership)
  • Lease agreements and assignments
  • Title or zoning concerns on 2-4 unit properties
  • Negotiating favorable contract terms for investors

Whether you're planning to buy under your name or through an entity, we'll help keep every step compliant-and investor-friendly.

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Common Investor Questions, Answered

  • How many investment loans can I have?

    Most lenders allow up to 10 financed properties under conventional rules. We'll help you manage and structure your portfolio as you grow.

  • What's the minimum down payment?

    Typically 20% for single-family rentals, and 25% for 2-4 units if using a conventional mortgage. Alternative programs may allow 15% down, depending on the lender.

  • Can I use rental income to qualify?

    Yes. Lenders usually allow 75% of projected rent to offset the mortgage. If using DSCR, the loan qualifies entirely based on the rent-to-debt ratio.

  • What if I'm self-employed or my income fluctuates?

    We offer Bank Statement Loans and DSCR programs that don't rely on W-2s or tax returns. 


    See Bank Statement Loans →

    See DSCR Loans →

  • What if my flip takes longer than expected?

    We'll help plan conservatively, but extensions are often possible for a fee. Having a solid exit strategy is key-and we'll guide you through backup options if needed.

Let's Build Your Rental Portfolio-Together

Whether you're buying your first rental property or your tenth, we'll help you find the right financing for your goals. Our job is to make sure your loan is just as smart as your investment.