All Forum Posts by: Andrew Zamboroski

Hey BP Fam,

We’re looking for a DSCR lender who gets rural STRs — and doesn’t mind a smaller loan amount when the numbers make sense.

The Deal:

We own a 2-bed, 2-bath cabin, hot tub, acreage, etc. on a private lake in rural Georgia. It just appraised at $240K, and we owe under $75K. The STR is bringing in $4K–$5K/month gross, reliably, thanks to steady demand from vacationers who want something peaceful, private, and not in a crowded city.

We’ve used DSCR loans before, specifically in the Savannah tourism market, and we know the ins and outs: DSCR ratios, prepay structures, rate buydowns, all of it. But now that we're expanding into rural properties, we're hitting a wall with lenders who:

• Don’t like rural zip codes
• Don’t want loans under $200K
• Require 12+ months of seasoning
• Don’t want to touch STRs unless they’re in major metros

The thing is, this deal crushes on cash flow and has a huge equity cushion. We’re not asking them to take a flyer — just to look at the actual performance. We are looking for a strong, long term lending product to settle this asset into, with room for additional doors.

Our Take on Rural STRs:

Rural STRs — especially unique, experience-driven stays like lake cabins, tiny homes, and farm getaways — are one of the most overlooked opportunities right now. You get:

Lower cost per door
Less local regulation
Strong guest demand for “off-grid” and “unplugged” vacations
Great ROI with the right setup

We’re planning to scale this model across several similar properties and think there’s a real lane here.

What’s Everyone Else Seeing?

I'm new hear and really excited to hear from the BP community:

• Have you had success getting DSCR loans on rural STRs?
• Which lenders were actually willing to look at smaller deals with real cash flow?
• Have you found creative workarounds when seasoning or zip code became a problem?

Drop your stories, wins, lender recs, or even horror stories — we’re trying to learn and share as we grow. Might even do a follow-up post on what we find if there’s enough interest.

Thanks y’all — excited to hear what’s working (and what’s not)!

—
Let’s keep building,
Billy
🏡 STR / Multifamily Rehab Investor | GA & Beyond
DSCR-experienced | Savannah ➡️ Rural Expansion

I just have a quick question on the post rehab ARV importance when refinancing into a DSCR. Basically the property we just purchased had a SOW that we've just been told, basically, cannot be done within our rehab budget. The contractor we had working with us on our SOW for the loan and was to do the project ghosted us and bailed and now we are being told by new contractors we are getting bids from that our initial plan requires way more work and finances than we were told. We were planning to convert an already existing tri plex into a 4 unit by splitting one of the units and then adding a 2nd bathroom in another unit. These current contractors that are giving us estimates are saying we need architectural plans to create the 4th unit and a sprinkler system…so that plan is shot. We went back with ‘ok lets not divide the unit but just add the extra bathroom in an already existing laundry room that already has plumbing" and again being told this requires architect plans. At this point this project has already been delayed almost 3 months and the rehab hasn't event started. My question is that is there going to be an issue when we the rehab is done and we refinance if we don't hit that rehab loan ARV? As we aren't going to be able to convert into a 4 unit or add an additional bathroom I don't see how we can hit that ARV now, other than now we do have to do a new roof, which wasn't included in the initial valuation.

Any assistance is appreciated, this whole project has me losing my mind….