Doctor profile
Primary residence (doctor loan)
Doctor loan = $0 down, no PMI, student loans excluded from DTI. The 20% they would have put down ($130,000) stays in their pocket for the investment property.
Investment property (DSCR loan)
Cost segregation study
Cost seg accelerates depreciation on 5/7/15-year components. With bonus depreciation, a large portion is deducted in year 1.
Quick snapshot
Tax bracket
—
marginal rate
Tax bill (before)
—
est. federal + state
Tax bill (after)
—
with cost seg
Tax savings
—
year 1
20% they keep (doctor loan)—
DSCR down payment used—
Capital remaining after both—
Investment property CoC—
DSCR ratio—
The 3-move strategy
1
Doctor loan – $0 down primary home
No PMI, no down payment, student loans excluded from DTI. Preserves the 20% they would have used.
2
DSCR loan – investment property with saved 20%
Qualifies on rent income alone, not W-2 DTI. Cash flows from day one while primary home appreciates.
3
Cost seg study – eliminate the tax bill
$3,000 study unlocks accelerated depreciation. Paper loss offsets W-2 income. Tax refund can fund the next deal.