What exactly is a condotel?

A condotel is a condo unit inside a building that operates like a hotel - with a front desk, housekeeping and a rental program that rents units out nightly. You own the unit outright as a condo, but the building runs on hotel operations, which is what makes financing different.

Can you get a mortgage on a condotel?

Yes - just not a conventional, FHA or VA loan. Condotels are financed through specialized portfolio and Non-QM programs, including DSCR loans for investors. We broker several of them and match your unit to the one whose rules it fits.

How much down payment do I need for a condotel?

Typically around 25% down on a purchase (up to roughly 75% loan-to-value), though it's program-dependent and can vary with your credit, occupancy and the project. Cash-out refinances usually require more equity.

Can I use short-term rental income or Airbnb income to qualify?

On a DSCR condotel loan, yes - you qualify on the unit's rental income rather than your personal tax returns, and eligible programs count short-term and nightly rental income. It's the most popular way investors finance resort units.

Can I buy a condotel through an LLC?

Yes, on investment (DSCR) programs you can typically close in an LLC. Second-home purchases in your personal name are also available on eligible programs.

Is a condotel a good investment?

It can be, in the right resort market - a condotel can throw off strong nightly rental income and give you a vacation property that helps pay for itself. The trade-offs are a higher rate, a larger down payment, HOA and rental-management fees, and a narrower resale buyer pool because the financing is specialized. A good reality check is to run it as a DSCR deal, where the rent has to cover the payment. This is general information, not investment advice.

Do condotels have higher rates?

Somewhat. Because condotels are non-warrantable and priced as specialty loans, the rate and down payment run higher than a standard condo. For many buyers, the rental income the unit generates makes the math work anyway.

Do all condos need a full review now?

No - that's a common misconception. Limited Review is retired for established projects, but small projects of 10 or fewer units can often use a waiver of project review, and some transactions still qualify for other exemptions. More buildings will face a full review than before, but not every condo does.

What was a Limited Review for a condo?

It was a streamlined approval path that let lower-risk transactions - typically larger down payments - skip the deep financial review of the HOA. It's now retired, so those projects go through the Full Review process instead.

Is my building still warrantable?

It depends on the project's reserves, insurance, litigation and ownership mix under the new Full Review standards. Some buildings that were non-warrantable are now easier to finance because the investor-concentration cap was removed; others may struggle with the stricter reserve rules. A free pre-screen is the fastest way to find out.

Does this change affect FHA and VA eligible condos?

No. This update applies to conventional (Fannie Mae and Freddie Mac) financing. FHA and VA approve condo projects through their own separate systems, so a building that struggles with conventional review may still work with an FHA-approved or VA-approved project.

What if my building can't pass the new review?

You still have options. Non-QM and portfolio lenders use their own project guidelines instead of Fannie or Freddie's, which often makes a non-warrantable building financeable. That's our specialty - send us the project and we'll find the path if there is one.

When exactly are these changes coming into effect?

The insurance deductible cap became mandatory July 1, 2026, Limited Review retirement and the stricter reserve-study rules on August 3, 2026, and the higher 15% reserve minimum on January 4, 2027. The investor-cap removal and small-project waiver were available immediately when the rule was announced in March 2026.

Is it harder to get a mortgage on a condo than a house?

Not harder for you - there's just one extra approval: the project. The lender reviews the HOA and building alongside your file. Most condo surprises come from the building, which is exactly why we pre-screen it up front.

What's the difference between a warrantable and non-warrantable condo?

Warrantable projects meet Fannie Mae or Freddie Mac rules and get standard conventional, FHA and VA financing at the best rates. Non-warrantable projects don't fit those rules, so they need a portfolio or Non-QM loan. It's about the building, not the unit or the buyer.

Can you use an FHA or VA loan on a condo?

Yes - if the project is on the FHA or VA approved list. If it's not, we look at conventional or Non-QM options. We can check a building's approval status as part of the free pre-screen.

Do condos have higher mortgage rates?

A warrantable condo prices about the same as a house. Non-warrantable projects and condotels carry a higher rate because the lender takes on more project risk - but the gap is often smaller than people expect.

How long does condo project review take?

It depends on how fast the HOA returns documents. A warrantable review can be quick; a full review of a complex project takes longer, and after the August 2026 rule change more buildings need the deeper review. Starting the pre-screen early keeps your closing on track.

Can I finance a condo as an investment property?

Yes. Investors typically use a DSCR condo loan that qualifies on the property's rent instead of personal income, and you can close in an LLC. Short-term-rental income can be used on eligible projects.

What does a non-warrantable condo mean?

It means the condo project doesn't meet Fannie Mae or Freddie Mac's guidelines, so the agencies won't back a loan on it. The unit is financed with a portfolio or Non-QM loan instead. It's a statement about the building, not the buyer or the unit.

What makes a condo non-warrantable?

Common triggers include high investor concentration, one owner holding many units, too much commercial space, low presale on new construction, condotel or short-term-rental operations, HOA litigation, and inadequate reserves or insurance. Any one of these can be enough.

Is a non-warrantable condo a bad investment?

Not necessarily. Many non-warrantable buildings are perfectly good properties that simply have a lot of rentals, some commercial space, or are brand new. What matters is the specific reason - a paperwork issue is very different from an active structural problem.

How can I tell if a condo is non-warrantable before I make an offer?

You typically need the HOA questionnaire, budget, insurance and litigation status - it's not visible in the listing. The fastest way is a free lender pre-screen: send us the project and we'll tell you where it stands before you're under contract.

Can I get a mortgage for a non-warrantable condo?

Yes, in most cases - through portfolio and Non-QM programs, for primary residences, second homes and investment properties. The main exceptions are buildings with active structural, safety or critical-repair problems. See our non-warrantable condo loan options for details.

Do non-warrantable condos have lower rates?

Generally yes. Warrantable projects qualify for conventional financing at standard rates. Non-warrantable loans carry somewhat higher rates because the lender takes on more project risk - though the gap is often smaller than buyers expect.

What is a DSCR loan in Colorado?

A business-purpose mortgage for a non-owner-occupied Colorado rental, qualified on the property's rent divided by its full PITIA rather than your personal income.

What are the requirements for a DSCR loan in Colorado?

A credit score from 640, a qualifying DSCR (no hard floor — sub-1.0 moves to reduced- or no-ratio tiers), 20–25%+ down, 3–6 months of reserves, and a non-owner-occupied property. Loans can vest in an LLC.

How much down payment do I need for a Colorado DSCR loan?

About 20–25% on a standard purchase; up to 85% LTV (15% down) with a 700+ score. Sub-1.0 deals — common in Colorado — carry lower LTV caps, so budget for a bit more down.

What does a DSCR appraisal cost in Colorado?

Roughly $750–$900 for a single-family 1004 plus 1007 rent schedule, depending on size and number of units; a 2–4 unit 1025 runs higher.

Can I buy a Colorado rental property through an LLC?

Yes. DSCR loans are business-purpose loans and can close in an LLC — how most Colorado investors hold rental property for liability and portfolio reasons. There is also no limit on the number of DSCR loans you can hold. For more, see our DSCR loan in an LLC guide .

Why do so many Colorado deals come in under 1.0, and can I still finance them?

Colorado prices are high relative to rents, so the median deal often does not cover its payment on paper — and it is not a tax issue, since Colorado's property taxes are among the lowest in the country. You can still finance it: there is no DSCR floor, so 0.75–0.99 moves to reduced-ratio and below 0.75 to no-ratio. See our below-1.0 DSCR financing page.

Can I get a DSCR HELOC on my Colorado investment property?

Usually, yes — in first or second lien position, so you can pull equity without refinancing a low first mortgage. It works best in Denver, Colorado Springs, and Fort Collins. Log homes are ineligible, and appraisal-designated rural properties are excluded; in the resort towns that depends on the specific parcel, so we confirm the designation up front before you apply.

Which Colorado markets work best for DSCR investing?

Denver and the Front Range for appreciation and liquidity; the mountain resort towns for short-term rentals, once the local permit rules check out.

Can I finance an investment property in Colorado through Andes?

Yes. Andes originates business-purpose investment property loans across Colorado, including DSCR loans, DSCR HELOCs, and cash-out refinances on non-owner-occupied rentals. These loans qualify on the property's rental income, so there are no tax returns and no personal debt-to-income calculation.

Does Andes offer owner-occupied or consumer mortgages in Colorado?

No. In Colorado, Andes offers business-purpose investment loans only — financing for rental and other non-owner-occupied property. We do not originate owner-occupied, primary-residence, or other consumer-purpose mortgages in Colorado.

What is a business-purpose (investor) loan?

A business-purpose loan finances property held to generate income or profit — a rental, a BRRRR project, a short-term rental — rather than a home you live in. Because it is underwritten on the property's cash flow and business use, it follows different rules than a consumer mortgage, and the property is typically non-owner-occupied.

Can I pull equity from a Colorado rental without refinancing my first mortgage?

Yes. A DSCR HELOC lets you tap equity in a second-lien position, leaving your low first-mortgage rate untouched — and a first-lien option is available too. It works best in Denver, Colorado Springs, and Fort Collins. Log homes and appraisal-designated rural properties are ineligible, so we confirm the property up front. For more, see our DSCR HELOC page .

Which Colorado markets are best for rental investing?

Denver and the Front Range for appreciation and liquidity, Colorado Springs and Fort Collins for a bit more balance, and the mountain resort towns for short-term rentals.

Can I finance an investment property in Ohio through Andes?

Yes. Andes originates business-purpose investment property loans on non-owner-occupied Ohio real estate — including DSCR loans, cash-out refinances, investor HELOCs, and short-term rental financing. These loans qualify on the property's rental income, so there are no tax returns and no personal debt-to-income calculation.

Does Andes offer owner-occupied or consumer mortgages in Ohio?

No. In Ohio, Andes offers business-purpose investment loans only — financing for rental and other non-owner-occupied property. We do not originate owner-occupied, primary-residence, or other consumer-purpose mortgages in Ohio.

What is a business-purpose (investor) loan?

A business-purpose loan finances property held to generate income or profit — a rental, a BRRRR project, a short-term rental — rather than a home you live in. Because the loan is underwritten on the property's cash flow and business use, it follows different rules than a consumer mortgage, and the property is typically non-owner-occupied.

Which Ohio markets are best for rental investing?

The four metros investors ask about most are Columbus, Cincinnati, Cleveland, and Dayton. Columbus and Cincinnati carry higher prices with strong demand and appreciation potential, while Cleveland and Dayton offer lower entry prices and higher yields where deals commonly clear a 1.0+ DSCR on rent alone.

Can I buy an Ohio rental property through an LLC?

Absolutely. You can title your property to an LLC using our DSCR loans in Ohio. For more information on having a business own the property, visit our DSCR LLC page .

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ALAlabama
FLFlorida
GAGeorgia
SCSouth Carolina
TXTexas

Investor loans

Business-purpose DSCR loans and DSCR HELOCs

COColorado
ILIllinois
INIndiana
MDMaryland
MIMichigan
NCNorth Carolina
OHOhio
VAVirginia

We place DSCR loans in about 45 states. See how DSCR loans work

Andes Mortgage LLC, NMLS #2187991. Verify our licenses on NMLS Consumer Access. Find us on Google.

Licensed mortgage broker in Alabama, Florida, Georgia, South Carolina, and Texas. Business-purpose investment property loans are offered in additional states. Programs, rates, and terms vary by state and can change without notice.

This is not an offer of credit or a commitment to lend. All loans are subject to credit approval, underwriting, and property eligibility. Equal Housing Opportunity.

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