Who offers this: West Capital Lending, Inc. (NMLS #1566096) arranges DSCR loans on rental property in Florida and 38 other states plus D.C. — qualified on the rent, with no tax returns — through the wholesale lender whose program fits the property. Originator Korbin Spangenthal (NMLS #2079029), based in the Fort Lauderdale area: (949) 751-1870. The program at a glance
The two ways a short-term rental is qualified
- On booking income. The program takes a trailing 12 months of platform or manager statements, sometimes applies a reduction for vacancy and fees, and uses the result as rent. This is the path that makes a strong short-term rental pencil, and the one that requires history — a property you just bought or just converted may not have it yet.
- On long-term market rent. The appraiser's rent analysis, as if the property were leased to a tenant. Simpler, available on more programs, and often much lower than what the property actually grosses on nightly stays.
What 12 months of history needs to show
- Gross bookings by month, from the platform's earnings export or the manager's owner statements — not a spreadsheet you built.
- Seasonality in context. A ski-town or beach property earns most of its year in a few months; 12 consecutive months show that pattern rather than a single strong month.
- Consistency with the bank account the payouts land in, which the lender may check.
Property and location questions
- Local licensing. Lenders increasingly ask whether short-term rental is permitted where the property sits. A city that has banned or capped it changes the answer.
- Condos and HOAs. The association's rules on short-term rental are a property-review item.
- Furnishings are not collateral. Value is the real estate; the furniture package does not add to it.
- Insurance. A short-term rental needs a policy written for it, not a standard landlord policy.
Buying a short-term rental with no history
On a purchase, or a property you are converting, there is no trailing 12 months. The usual path is to qualify on long-term market rent — which may need a larger down payment to reach the ratio — and, on some programs, refinance later on booking income once the history exists. Whether that two-step makes sense depends on the numbers and on the prepayment penalty on the first loan.
Common questions
Will the lender use my Airbnb income?
Some programs will, using a trailing 12 months of platform history, often adjusted. Others use only long-term market rent. Ask which before anything else.
I just bought the property and have no booking history. What then?
Qualify on the appraiser's long-term rent, possibly with a larger down payment, and consider refinancing on booking income once you have 12 months.
Does it matter if my city restricts short-term rentals?
Yes. Lenders increasingly ask, and a ban or cap can change eligibility or which rent is used.
Does the furniture count toward value?
No. The appraisal values the real estate. The furnishings are yours but are not collateral.