The “Game Day” Economy
Real estate in university towns works differently. In places like College Station (home to Texas A&M), a short-term rental might make the majority of its yearly revenue on just six or seven football weekends.
National lenders often struggle with this. They look for consistent income every single month. Guarantee Mortgage, with offices in College Station and Mont Belvieu, understands this unique “spiky” revenue stream. They know that a property might be quiet in July but sold out at premium rates in October. This local knowledge allows them to approve loans for properties that rely on the university calendar, something many big banks refuse to do.
A Transparent “Tiered” System
Guarantee Mortgage removes the mystery from loan terms by using a clear “Investor Flex” tier system. Instead of guessing what your rate or leverage might be, you can look at exactly where you fit based on your credit score and the property’s cash flow.
- Yellow Tier: For borrowers with a 660 FICO score. This offers up to 80% Loan-to-Value (LTV), provided the property breaks even (1.00 DSCR).
- Orange Tier: For borrowers with a 680 FICO. You get slightly less leverage (75% LTV), but you have more flexibility on income (0.85 DSCR).
- Pink Tier: For borrowers with a 700 FICO. This tier offers 70% LTV and allows for even lower income coverage (0.75 DSCR).
The “No Ratio” Solution
For investors with strong credit but a property that doesn’t look great on paper yet, the Blue Tier is a powerful tool.
This tier is for borrowers with a 720+ FICO score. It offers a “No Ratio” option.
- How it works: You put 35% down (65% LTV).
- The Benefit: The lender does not calculate the Debt Service Coverage Ratio at all. The property does not need to prove it covers the debt. This is excellent for buying a vacant home in a great location where you plan to build revenue later.
Niche Expertise
Beyond college towns, Guarantee Mortgage also serves industrial hubs like Mont Belvieu. This suggests a broader comfort with “workforce” housing—rentals that serve specific local industries rather than general tourism. Their reliance on Form 1007 appraisals, backed by actual local market knowledge, gives them an edge in valuing these unique properties correctly.
Summary of Strategic Fit
Guarantee Mortgage is the Niche Specialist. If you are targeting a university town where “Game Day” revenue is king, or an industrial area with a specific workforce, you need a lender who understands the local calendar. Their transparent tier system also makes it easy to know exactly what you qualify for before you apply.
Next Step: If you are investing in Aggieland or other university markets, you can check their specific tiers to see where you fit. Visit Guarantee Mortgage
Finding the right financial partner is about matching their strengths to your specific plan. If this lender’s program does not fit your current strategy—whether you need more speed, higher leverage, or different terms—you have other options. We have analyzed the entire market for you. Review our full guide to the Top 10 Texas DSCR Lenders to compare every option side-by-side.