Investment property loans Savannah investors rely on go well beyond what the average retail mortgage broker will tell you about — the same is true whether you’re buying in Pooler, Richmond Hill, or anywhere in the Coastal Georgia metro. Team 912 works with investor-focused lenders across DSCR, hard money, conventional, and portfolio products — and the right product depends entirely on your strategy, timeline, and exit. This guide breaks down each loan type, when to use it, and which lenders consistently deliver in this market.
5 Investment Property Loans Savannah Investors Use
1. DSCR Loans (Debt Service Coverage Ratio)
Best for: Single-family and 2–4 unit buy-and-hold investors who want to qualify on the property’s projected rent — not their personal income. Pricing: above conventional, with the best pricing at 20–25% down and a 700+ FICO. Rates change daily, so your lender will quote today’s number for your deal. Available throughout the Savannah metro including Pooler, Richmond Hill, Effingham, Tybee, and Bloomingdale. Lenders we work with: Easy Street Capital, Mofin Lending, Kiavi, and John Stahl at Guild Mortgage. DSCR is the default loan product for 80% of the investors we represent.
2. Hard Money / Bridge Loans
Best for: BRRRR investors, flippers, and time-sensitive acquisitions. Speed: 10–14 day close. Cost: interest priced well above conventional loans, plus 2–3 points. Local lender: Bridge Capital. Hard money underwrites the deal — ARV, rehab budget, exit strategy — not your W-2. Use it for the buy + renovate phase, then refinance into DSCR once the property is stabilized. Never hold long-term on hard money; the carry will eat any margin.
3. Conventional Investor Loans (Fannie/Freddie)
Best for: W-2 investors with strong tax returns and fewer than 10 financed properties. Rates: typically cheaper than DSCR if you fully qualify. Requires: 680+ FICO, 20–25% down, two years of tax returns, full DTI underwriting. Lenders: Guild Mortgage, First Chatham, most local credit unions. The catch is the 10-property Fannie cap — after that you’ll need DSCR, portfolio, or commercial.
4. FHA on a House-Hack Duplex (or 3–4 unit)
Best for: First investment property where you’ll occupy one unit for at least 12 months. Down payment: 3.5%. FICO: 580+. Limits: Owner-occupant only, 2026 Chatham County FHA limit applies. Pair this with a Georgia Dream down-payment assistance loan ($5K–$10K) for a near-zero-cash-to-close house-hack. This is the cheapest entry point into Savannah rental investing — see our Savannah Mortgage Lender Guide for the full Georgia Dream playbook.
5. Commercial / Portfolio Loans
Best for: Investors scaling past 5–10 doors, buying mixed-use, or financing 5+ unit multifamily. Lenders: First Chatham Bank (strong local presence), United Community Bank, and Ameris Bank. Underwriting: Property-cash-flow based, 1.20–1.30 DSCR minimum, 5–10 year balloons typical with 20–25 year amortization. Recourse is standard; non-recourse usually requires $5M+ deal size or strong sponsor experience.
Investment Property Loans Savannah: Submarket-Specific Notes
Pooler
Pooler is the most active investor submarket in 2026 because of new-construction inventory, military tenant base, and logistics-driven rent growth. Notably, builder preferred-lender programs are common here — they pair a $10K–$20K closing-cost credit with a slightly above-market rate. So run the math: for a 5+ year hold, the credit usually isn’t worth the higher rate. For a flip held under 12 months, it almost always is. Full Pooler analysis: Pooler Investment Real Estate Guide.
Richmond Hill
Richmond Hill (Bryan County) sits on the south side of the metro and has been seeing strong long-term rental demand from Fort Stewart and Hyundai Metaplant employment. However, DSCR loans price the same as in Savannah proper. Indeed, the submarket gotcha is that portfolio lenders sometimes lower LTV for properties outside Chatham County, so confirm before writing an offer if you’re financing with First Chatham or a small community bank.
Savannah Proper / Historic District / Tybee Island
STR-zoned properties in the Historic District and Tybee qualify for STR-specific DSCR products from Easy Street Capital and Mofin Lending — they’ll underwrite using AirDNA projected revenue or 12-month trailing actuals. As a result, STR DSCR pricing typically runs above standard SFR DSCR because of revenue volatility. Therefore, verify permit status before closing — STR permits don’t always transfer in Savannah, and Tybee stopped issuing new ones in 2022.
Frequently Asked Questions
What Are the Best Investment Property Loans Savannah Investors Can Get?
For most buy-and-hold investors, a DSCR loan is the best fit because it qualifies the property’s projected rent — not your tax returns. As of June 2026, well-qualified DSCR borrowers in Savannah are putting 20–25% down. For BRRRR or flip investors, hard money is faster (close in 10–14 days) but more expensive (higher interest plus 2–3 points). For house-hackers buying an owner-occupied 2–4 unit, conventional or FHA is significantly cheaper than DSCR.
Do Investment Property Loans Savannah, Pooler, and Richmond Hill Rates Differ?
No — rates are priced at the metro level (or nationally), so a 30-year DSCR loan on a Pooler property prices the same as one on a property in Ardsley Park or Richmond Hill, assuming the same LTV, FICO, and product. The only exception is portfolio loans from community banks like First Chatham, where the bank’s existing exposure to a submarket can move underwriting. The submarket matters for cap rates and cash flow — not for rate pricing.
How Much Down Do I Need for Investment Property Loans Savannah Lenders Require?
DSCR loans: 20–25% down is standard for best pricing. Conventional non-owner-occupied: 20–25%. FHA on an owner-occupied 2–4 unit (house-hack): 3.5%. Hard money: 10–20% (lenders care more about ARV and exit strategy than initial down payment). For commercial loans on 5+ units, expect 25–35% down with 1.2+ DSCR underwriting.
Can I get an investment property loan in Pooler with a 680 credit score?
Yes. Most DSCR lenders qualify at 620+, but pricing breakpoints land at 680, 700, 720, and 760. At 680, you’ll get approved but pay a higher rate than a 760 borrower at the same LTV. If your FICO is in the 660–680 range, work on building it before applying — 30–60 days of paying down credit-card balances can move you up a tier.
Which Lenders Close Investment Property Loans Savannah Investors Want Fastest?
For DSCR: Easy Street Capital, Mofin Lending, and Kiavi typically close in 21–30 days. Bridge Capital, for hard money, can close in 10–14 days if appraisal cooperates. On the conventional side, Guild Mortgage (John Stahl) and First Chatham move quickly when you’re a repeat borrower. Consequently, avoid retail banks for time-sensitive deals — they prioritize owner-occupied volume.
Should I use a DSCR loan or a hard money loan for a BRRRR in Savannah?
Both at different stages. Use hard money for the acquisition + rehab phase because of speed and ARV-based underwriting. Then refinance into a DSCR loan once the property is stabilized and rented — that lets you pull cash out at 75% LTV and lock in a 30-year fixed for the hold. Going straight to DSCR on a non-rentable property won’t work; the income-coverage test fails.
Ready to Discuss Investment Property Loans Savannah Options?
Ultimately, Team 912 helps investors match the right loan product to the right deal — and we make introductions to the investor-focused lenders we’ve vetted across DSCR, hard money, conventional, and portfolio. Contact Team 912 to discuss your deal, or run the math first with the Team 912 Property Calculator.
Related Team 912 Investor Guides
- The Savannah Mortgage Lender Guide for Investors (2026)
- Local Savannah Lenders Directory
- Pooler Investment Real Estate Guide
- Flood Insurance in Savannah — Real Numbers
Related Reading: Savannah Population Growth 2015–2025: Full Data & Drivers
More from the Team 912 Investor Financing Library
Not sure which loan fits your deal? Talk to Julie — we’ll walk through your scenario and warm-intro the right lender.
