Mortgage Pro/Investor/Lifestyle Curator
A Free Investor Document Checklist

Investment Property
Loan Checklist

Conventional, DSCR, or portfolio — every loan product asks for different documents. This guide covers all four so you can build your file once and move on any deal with confidence.

Christina Cutolo
Licensed Mortgage Loan Officer  ·  NMLS #180729
christinacutolo.com
01

Universal Documents — Start Here

Regardless of which loan product you're using, have every document below ready before you start the application.

Most recent 2 months of bank statements from ALL accounts (checking, savings, money market, business — ALL pages, including blank pages)
Current mortgage statement for EVERY property you currently own (primary residence + all investment properties)
Most recent property tax bill for EVERY property you currently own
Homeowner's insurance declarations page for EVERY property you currently own
Flood insurance declarations page for any property in a flood zone
HOA statements for any property in a homeowners association (showing dues and any special assessments)
Most recent quarterly statement or last 2 months for ALL retirement accounts (401k, IRA, Roth IRA, pension)
Investment and brokerage account statements — most recent 2 months
02

Buying in an LLC, Corporation, or Trust

Articles of Organization (for LLCs) or Articles of Incorporation (for corporations)
Operating Agreement (for LLCs) showing all members and ownership percentages
Trust Agreement (if purchasing in a trust) — all pages
EIN letter from the IRS
Certificate of Good Standing from your state
Resolution to Borrow — a document authorizing the entity to take on the mortgage
Pro Tip

If you plan to purchase in an LLC, discuss this with your lender BEFORE you go under contract. Not all loan products allow entity vesting, and some require the loan to close in your personal name first.

03

Conventional Financing

Traditional financing through Fannie Mae or Freddie Mac. Best rates and terms, but you must qualify based on your personal income and credit.

If you earn W-2 income
Most recent 30 days of consecutive pay stubs from ALL employers
W-2 forms from the past 2 years from every employer
Federal tax returns for the past 2 years — all pages, all schedules, signed
If bonuses, overtime, or commission: 2 years of documentation proving consistency
If self-employed or 1099
Personal tax returns for the last 2 years with all pages
Business tax returns for the last 2 years with all pages
Year-to-date Profit & Loss statement (YTD P&L)
1099 forms and K-1s
Business license
CPA letter confirming the business is active (some lenders require this)
Down payment & reserves
Proof of down payment funds with full source documentation showing where the money is coming from
Proof of reserve funds in liquid accounts
Source documentation for any large deposits in the past 2 months that are not regular paychecks
Pro Tip

Reserve requirements vary depending on the loan program, the number of financed properties you own, and the occupancy type of each property. Ask your lender for the specific reserve amount required for your scenario.

Assets that count as reserves
Checking and savings account balances
Stocks, bonds, and mutual funds (current market value)
Retirement accounts: 401k, IRA, Roth IRA (counted at 60–70% of value)
Vested stock options
Cash value of life insurance policies
Existing rental income
Current signed lease agreement for EVERY rental property you own
Schedule E from your past 2 years of federal tax returns
Rent rolls or property management statements showing actual income received
If no rental history on the new property: your lender will order a market rent appraisal
04

DSCR Loan — Qualify on the Property

No personal income verification. The PROPERTY qualifies based on its rental income, not your personal income or tax returns.

Property income
Market rent analysis or appraisal showing projected rental income (for new purchases)
Current signed lease agreement showing actual rental income (if already leased)
If STR / Airbnb: 12 months of booking history downloaded from your Airbnb or VRBO host dashboard
→Short-term rental income usually requires a full 12 months of booking history to be counted
Property insurance quote (declarations page with coverage and premium)
Property tax estimate or most recent tax bill
HOA dues documentation if applicable
Flood insurance quote if in a designated flood zone
Borrower documents
Most recent 2 months of bank statements (to verify down payment and reserve funds)
Entity documents if purchasing in an LLC (Articles of Organization, Operating Agreement, EIN letter)
05

Bank Statement & Portfolio Loans

Non-QM loans held by the lender. The most flexible qualification — commonly used for fix-and-flip, BRRRR, and bridge financing.

Bank statements — 2 to 12 months depending on the lender (ask upfront how many they require)
Asset documentation showing liquidity for the deal
Entity documents if purchasing in an LLC or trust
Property-level income documentation (lease, rent roll, or STR booking history)
Real estate experience resume showing your investment track record
→Many portfolio lenders weigh experience heavily — document past projects, timelines, and returns earned
Scope of work from a licensed contractor (for renovation or BRRRR loans)
After-repair value (ARV) appraisal and detailed renovation budget for fix-and-flip or BRRRR deals
Let's Build Your Portfolio

Not sure which loan fits your deal?

As an investor myself, I match the right loan product to your strategy — buy-and-hold, BRRRR, short-term rental, or fix-and-flip. Let's structure your next acquisition the smart way.

Talk strategy →christinacutolo.com/work-with-me
Christina Cutolo
Licensed Mortgage Loan Officer  ·  NMLS #180729
christinacutolo.com

Christina Cutolo is a licensed mortgage loan officer (NMLS #180729) at CrossCountry Mortgage, LLC. This guide is for educational purposes only and does not constitute financial, lending, or legal advice. Loan programs, rates, fees, and terms are subject to change and to lender and borrower qualification. Always consult a licensed professional regarding your specific situation. Equal Housing Opportunity.  ·  christinacutolo.com

Investment Property Loan ChecklistChristina Cutolo · NMLS #180729
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