DSCR
Qualify on the rent
The property's rental income qualifies the loan, with no tax returns or pay stubs. Usually 20–25% down.
Realtor in Virginia · Mortgage broker in Virginia & Colorado
Find the door. Fund the deal.
I'm Duncan Rutherford, licensed both to help you buy and sell property and to arrange the loan behind it. I invest in real estate myself, so I run every deal the way an investor would. Investors building a rental portfolio and buyers moving into their first home get one person from the first showing to the closing table.
Real estate · Virginia
Doors
Buying, selling and investment property search, with rent and resale numbers run on every address you consider.
Start with a property → Mortgage lending · VA & CO DebtPre-approvals and loan options shopped across multiple lenders: DSCR, conventional, FHA, VA and more.
Start with financing →Investors Specialty
Single-family rentals, 2–4 units, short-term rentals and flips. Financing based on the property's rent, not just your W-2.
Homebuyers
First homes, move-up homes and relocations, with FHA, VA and conventional options laid out side by side.
Owners
Selling, refinancing or pulling cash out of a property to fund the next one.
The real estate sideDoors
Most agents hand you listings. I hand you listings with the financing already worked out, so you know what a property will cost you each month before you fall for it.
Investment property search
Single-family rentals, duplexes through fourplexes and small multifamily. Each one comes with a rent estimate, expense assumptions and a cash-flow check.
Deal analysis before you offer
Cash flow, debt service coverage and cash to close calculated on the actual address and the actual loan, so your offer is built on numbers you can finance.
Buying a home to live in
First-time buyers, growing families and relocations. I'll walk you through neighborhoods, payments and down payment programs at the same time.
Value-add and added square footage
Through the excavation company I founded, I help owners and investors add square footage beneath existing homes, one of the most direct ways to raise a property's value.
Selling your property
Pricing, preparation and marketing, plus coordinating the timeline when you're selling one property to buy the next.
Who you'll work withAbout Duncan
I'm a licensed mortgage broker in Virginia and Colorado, and I've been a licensed real estate salesperson in Virginia since January 2019, preparing purchase agreements, contingencies and disclosures for buyers and sellers. Before focusing on lending, I worked in Fannie Mae's finance division, estimating loan loss reserves on single-family mortgages, verifying payments to mortgage-backed securities investors and measuring interest rate risk.
I'm also an investor. I founded Eldorado Capital LLC, a real estate investment company, and an excavation company that adds square footage beneath existing homes. I hold a B.B.A. in Finance from James Madison University, where I was president of the JMU Society of Real Estate.
- Licensed in
- Virginia & ColoradoRealtor: VA · Mortgage: VA & CO
- Transaction volume
- $30M+
- Industry experience
- Fannie Mae
- Education
- James Madison UniversityFinance, B.B.A.
The mortgage sideDebt
As a broker, I compare loan options from multiple wholesale lenders instead of offering one bank's menu. Pick the door that fits your plan.
Fix & Flip
Short-term bridge
Funds the purchase and often the rehab budget, built to be paid off when you sell or refinance.
Cash-Out Refi
Pull equity, buy again
Refinance a property you own and use the equity as the down payment on your next door.
Portfolio & Blanket
Many doors, one loan
For investors with several rentals who want to finance or refinance them together.
Conventional
From 3% down
As little as 3% down for some first-time buyers living in the home. Investment properties typically need 15–25% down.
FHA
3.5% down at 580+
Flexible credit guidelines for buyers living in the home, including 2–4 unit properties you live in one unit of.
VA
0% down if eligible
For eligible veterans, service members and surviving spouses. No monthly mortgage insurance.
Bank Statement
12–24 months of deposits
For business owners whose tax returns don't show what they really earn.
Program details are general and vary by lender, property and borrower. All loans are subject to credit approval and underwriting. This is not a commitment to lend.
Why one person for bothHow it works
When your agent and your loan come from different people, you're the one carrying messages between them. Here the property and the loan move on one timeline.
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01
Debt
Strategy call
Your goals, budget and which loan types fit, whether it's your first home or your fifth rental.
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02
Debt
Pre-approval
Lenders compared and a pre-approval in hand, so sellers take your offer seriously.
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03
Doors
Search & analyze
Properties filtered by what you can finance, with payment and cash flow run on each one.
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04
Doors
Offer & negotiate
Terms written with the loan already in mind: appraisal, timelines and closing costs.
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05
Both
Close
Inspection, appraisal and underwriting tracked together, so nothing gets lost between offices.
Investor toolDSCR calculator
DSCR lenders divide a property's monthly rent by its full monthly payment: principal, interest, taxes, insurance and HOA. Many look for 1.00 or higher. Enter a property you're considering to see where it lands.
Debt service coverage ratio
1.27
Strong for most DSCR lenders
| Loan amount | $187,500 |
| Principal & interest | $1,311 |
| Taxes, insurance & HOA | $425 |
| Total monthly payment | $1,736 |
| Rent minus payment | $464 |
Rent minus payment is before vacancy, repairs and management. This is an estimate for planning, not a loan offer.
Get startedTalk to Duncan
Tell me whether you're starting with a property or with financing. Either way, you'll hear back from me, not a call center.
- Phone
- (540) 607-1532
- [duncan@doorsanddebt.com]
- Serving
- Real estate: all of Virginia
Mortgages: all of Virginia & Colorado