Investment property financing for Pointes-based investors.
Single-family rentals, small multi-family, interest-only, and non-QM investor programs, evaluated against your full financial plan.
I'm built for Pointes investors who buy where the numbers work, not just where they live.
I'm David Rakecky, CFP®. I've originated investment property loans throughout my career in mortgage, and now as an independent broker I have access to a broader set of investor-focused lenders, including non-QM programs retail banks don't offer. If you live in the Pointes and invest across metro Detroit, in Detroit proper, the inner-ring suburbs, or elsewhere where the price-to-rent ratio actually makes sense, I'm built for you.
Where Pointes investors actually buy.
Here's the honest truth most Pointes-focused websites won't tell you. Grosse Pointe itself is a tough market for pure cash-flow investing. Prices are driven by schools, lifestyle, and proximity to the water, not by rent multiples. The numbers work for house-hackers buying a duplex, long-term appreciation plays, and legacy holds. They don't usually work for someone chasing a 1% rule or BRRRR strategy.
Where the numbers do work is Detroit proper in specific neighborhoods, the inner-ring suburbs (Harper Woods, Eastpointe, St. Clair Shores), and further out into Warren, Roseville, and similar markets. Most of the Pointes investors I work with live in the Pointes but buy elsewhere for cash flow. A few buy a legacy property in the Pointes as an appreciation hold. Both paths are legitimate. I help you think about which one actually fits your situation before we start looking at loan programs.
Property types I finance.
Different property types have different qualification paths and LTV caps. I match each with the right program.
Single-Family Rentals
The most common entry point. Conventional financing up to 85% LTV. Projected rental income from the appraisal can help you qualify.
Small Multi-Family (2-4)
Duplexes, triplexes, fourplexes. Live in one unit (house hack) for lower down payment, or buy as pure investment at 75% max LTV.
Portfolio Investors
Already own multiple properties? Financing beyond the conventional cap of 10 requires non-QM investor programs. I know which lenders can go further.
What investor financing actually looks like.
These are the LTV caps I shop against on most investor files. Exceptions exist, but these are the real constraints.
Investment loan programs.
Four main paths. The right one depends on the property, your portfolio size, and your cash flow goals.
Investment Property Loans
Conventional financing for single-family rentals. Up to 85% LTV on 1 unit. Competitive rates for borrowers with strong credit, reserves, and demonstrated property cash flow. Projected rental income from the appraisal can support qualification.
Learn more →Multi-Family Financing
Conventional financing for 2 to 4 unit properties up to 75% LTV. Owner-occupied house-hack scenarios (live in one unit, rent the others) can qualify for primary-residence terms with lower down payments. Pure investment multi-family follows standard investor guidelines.
Learn more →Interest-Only Investment Loans
Pay only interest for an initial 5 to 10 year period, keeping monthly payments lower while you build rental income or wait for appreciation. A cash-flow tool when used strategically. After the IO period, payments adjust to include principal, so I model the full-term impact before recommending one.
Learn more →Non-QM Investor Programs
For investors beyond the conventional 10-property cap or with complex income structures. Up to 75% LTV on 1-unit. Can qualify based on property cash flow rather than personal income, making these useful for full-time real estate investors whose tax returns understate actual earning power.
Learn more →Why investors use a broker.
Investment property underwriting varies significantly by lender. One might cap at 4 financed properties, another at 10. One counts 75% of projected rental income, another 100%. One requires 6 months of reserves per property, another 12. Retail banks lend to their own boxes only. A broker shops the file across multiple wholesale lenders and surfaces the combination of rate, leverage, and qualification criteria that actually maximizes your purchasing power on this specific property.
The CFP side matters here too. Every rental property pulls capital out of somewhere. Out of cash reserves, out of other investments, out of business reinvestment. The question isn't just whether the property cash-flows on paper. It's whether the property is a better use of capital than the alternatives. Before we run the loan, we look at how this deal fits your portfolio, your tax position, and your household plan. That's the work a retail lender skips.
How an investor loan actually runs.
Four steps, built around investor underwriting, not retail bank templates.
Portfolio & Property Review
A 60-minute CFP-led review of your existing portfolio, the target property, your cash position, and your investment goals. I identify the right LTV tier, the right lender set, and any structural issues before they become underwriting issues.
Multi-Lender Rate Shop
I shop the file across wholesale investor lenders, including non-QM programs for portfolios beyond the conventional cap. Rate, fees, reserve requirements, and income-calculation methods compared side by side.
Underwriting Stress Test
Investor files have more moving pieces than owner-occupied. Rental income documentation, reserves, property condition, appraisal risk. I run your file through a simulated underwriting review before submission to catch issues in week one, not week five.
Friday Check-In to Close
A text update every Friday until closing, with your realtor copied in. Between Fridays, I'm reachable by text or call whenever you or your realtor need me. Typical investor close: 30 to 45 days.
Common questions.
What is the max LTV on an investment property?
Can I finance multi-family properties in the Pointes or metro Detroit?
Can I get an interest-only mortgage on an investment property?
How many investment properties can I finance?
Do I need to show rental income to qualify?
Does Grosse Pointe work as an investment market?
What makes your investment financing different?
Looking at a rental property in metro Detroit?
Start with a 15-minute intro call. We'll talk through the property, your portfolio, and which loan program actually fits. No documents, no credit pull, no pressure.
Or call 313-380-4740