PA license #TODO
Philadelphia and the 1–4 unit stock
A lot of Pennsylvania investor files are rowhomes and small multifamily in Philadelphia and the inner suburbs. Those properties can work on DSCR when the rent story is clean and the building is really 1–4 units — not a mixed-use surprise at appraisal.
House-hacking a duplex is not automatically a DSCR loan. Occupancy (will you live in a unit?) changes the program. Tell us that on the first call so we do not send the file down the wrong hallway.
Small-business owners
Pennsylvania has a deep bench of closely held companies. When the tax return is conservative and the operating account is not, bank statement is usually the documentation path. We still need all pages of the statements and a plain description of the work.
What is different from Florida files
You will see fewer short-term condo hotels and more long-term leases, taxes that look different on the sheet, and property types (rowhomes, twins, small apartment buildings) that Florida underwriters do not see every hour. That is why this page is not a copy of the Florida hub.
Rural acreage, mixed-use, and condos each have their own checklists. Share the address early.
This is not a commitment to lend. All loans subject to credit approval, underwriting guidelines and property eligibility. Programs and guidelines are subject to change without notice. Liberty Group Funding, Inc. is a mortgage broker and does not make loans directly.