Your Tax Returns
Shouldn’t
Decide Your
Next Deal.
Your income is strong. Your tax returns tell a different story. Banks still won’t give you a straight answer. We evaluate the property — not your W2, not your DTI.
The average physician loses 6–12 months waiting on conventional approvals that never come. DSCR lending closes in 14 days — and we never calculate your DTI.
Tap to select.
Tap to select and continue.
We’ll reach out as soon as we can during business hours.
No hard credit pull. No income docs. We never share your information. Birch & Dobson LLC.
You’re In The Queue.
We have your information and we’ll be in touch as soon as we can during business hours. Keep an eye on your phone and email.
Everything in Three Minutes.
A brief overview — who we are, how DSCR lending works for physicians, and what a typical deal looks like from inquiry to close.
● Video coming soon — check back end of week
You Built the Career.
Banks Still See
a Liability.
High gross income. Aggressive write-offs. Medical school debt still on the books. A compensation structure no bank’s underwriting algorithm was designed for. Sound familiar?
Conventional lenders were built for employees with simple W2s. You didn’t sign up for simple. Neither did we.
Straightforward.
Three Steps.
No committee. No loan officer playing telephone. You talk to a decision-maker from the first call.
Submit the Form
Tell us the property address, the rent it generates, and how to reach you. 60 seconds. That’s all we need to get started.
Receive Your Terms
We review your deal and respond with real terms — rate, LTV, estimated close date. Usually same day. No vague pre-approval letters.
Close and Collect
We move with urgency. Our goal is 14 days or under. Your time is worth more than waiting on a bank’s committee.
Built for the Way
Physicians Actually Earn.
No Income Docs. Period.
We don’t need any income documentation to evaluate your deal. No W2. No tax returns. No 1099. No K-1. We qualify on the property’s rent-to-payment ratio — that’s it.
Close in 14 Days
You’ve seen what a 90-day bank process feels like. We control our own capital and our own timeline. No outside approvals slowing your deal down.
One Contact, Start to Close
A dedicated point of contact handles your deal personally. You’re never passed to a processing queue or left without a status update.
1 to 9 Units
Single-family rentals through small multifamily — the property types that generate real cash flow for serious investors. We lend on all of them.
Portfolio-Friendly
Physicians building multi-property portfolios are exactly who we work with. We evaluate each deal on its own merits. Prior loans don’t count against you.
LLC & Entity Closing
Close in your personal name or a business entity. Most of our physician clients use an LLC for asset protection. We accommodate either structure seamlessly.
Physicians Who Made the Move.
“As a hospitalist with 1099 income and medical school debt still on the books, I was invisible to conventional lenders. DSCR lending changed that. Closed on a four-unit in 16 days and the process was remarkably clean.”
“My practice income looks terrible on paper after write-offs. I had given up on building a portfolio until a colleague mentioned DSCR. Three properties later and I haven’t handed over a single tax return.”
“I had a deal under contract with a hard deadline. A bank wasted 45 days and then declined. These guys stepped in, evaluated the property cash flow, and closed with a week to spare. Invaluable.”
Clear Answers.
No Jargon.
DSCR stands for Debt Service Coverage Ratio — the ratio of the property’s monthly rent to its loan payment. If rent is $2,400/mo and the payment is $1,800/mo, your DSCR is 1.33. We use this to underwrite the deal, not your personal income — which means your write-offs, medical school debt, and compensation structure are irrelevant to your approval.
Physicians frequently have income structures that make conventional underwriting difficult: aggressive deductions that reduce taxable income, medical school debt that blows up your DTI ratio, and 1099 or partnership income that doesn’t fit a W2 framework. Conventional lenders calculate your debt-to-income ratio and your medical school debt alone can disqualify an otherwise strong borrower. We don’t calculate DTI at all. The property qualifies on its own cash flow. You don’t have to.
We typically look for 1.0 or better, though some programs allow below 1.0 in strong markets. The optimal range is 1.20 and above — that’s where the best rates and terms unlock. We’ll walk you through your specific numbers on the first call.
No. We only do soft pulls — never a hard inquiry. Soft pulls have zero impact on your credit score at any point in the process. We don’t run a hard pull at pre-qualification, at application, or at any stage unless you have specifically authorized it in writing as part of a final close. Your score is safe.
We lend in Texas and all states east — the full Southeast, Mid-Atlantic, and New England. Not certain whether your state qualifies? Submit the form and we’ll confirm immediately.
Yes — we close in either personal names or business entities including LLCs and professional corporations, where state law allows. Most physician investors choose the LLC structure for asset protection purposes. We accommodate whichever structure your attorney recommends.
Our target is 14 days from application to close. As a direct private lender — not a broker, not a committee-driven institution — we own our own timeline. When documentation is organized and everyone is moving, we close on or ahead of schedule consistently.
The Right Deal
Won’t Wait for
the Bank.
Pre-qualify in 60 seconds. No income docs. No hard credit pull. Talk to someone who can actually give you an answer.
GET PRE-QUALIFIED NOW →Direct private lender since 2007 · No brokers, no middlemen · Your information stays private