Oaktree Funding Review 2026: DSCR and Investor Advantage

Oaktree Funding Corp. is a mortgage lender headquartered in Chandler, Arizona. Its About page says Ray Scott founded it in 1989, and Kristopher Martin and Stephen Lippens run it as co-CEOs. Oaktree Capital Management, L.P., the Los Angeles investment manager, is a different company. CrowdfundedWealth's October 2026 review of the lender says it found nothing linking the two. If a search for "Oaktree" turns up SEC orders, fund news or private credit headlines, those name the asset manager or its funds.

Besides FHA, VA and jumbo loans, Oaktree Funding makes non-QM loans. One of them is a rental loan qualified on the property's cash flow, with no tax returns or W-2s. Oaktree runs three versions of that DSCR loan. Your credit, your experience and the building's size decide which one fits.

How you reach Oaktree Funding: three channels, three websites

The main site, oaktreefunding.com, links out to three websites:

• oaktreedirect.com is the retail site for borrowers. You pick a loan officer from the team page or start an application at apply.oaktreedirect.com.
• nonqmexpert.com is the wholesale site for mortgage brokers. It holds the product pages, program matrices and the broker sign-up form. Since January 2026, approved brokers can also see Oaktree products and pricing inside the ARIVE loan platform.
• oaktreecorrespondent.com serves other lenders through Oaktree's correspondent channel.

If a broker or a smaller lender quotes you Oaktree pricing, ask which company will fund the loan and whose name goes on the note.

The detailed DSCR terms below come from the broker matrices. Each one carries a footer saying it is meant for licensed mortgage professionals. The retail product page sums up the investor loan in a few lines ("DSCR offered," credit "down to 620") and links to the same matrices.

Oaktree Funding's three DSCR programs

Investor Advantage and Cash Flow Advantage are for non-owner-occupied business-purpose loans. Investor Advantage also takes full-doc, bank statement, 1099, P&L, asset utilization and WVOE files.

Oaktree Funding Investor Advantage DSCR terms

The Investor Advantage matrix sets your maximum LTV by credit score, loan size and DSCR tier. The highest figure in each tier, read Nov. 3, 2026:

The 85% tier has its own conditions: 12 months of reserves, a clean 12-month mortgage history, no first-time investors and no short-term rentals. The no-ratio tier requires an occupied property and doesn't allow interest-only.

Other Investor Advantage terms:

• Loan types: 30-year fixed, 40-year fixed (interest-only only), 5/6 and 7/6 ARMs.
• Interest-only: 680+ credit; 80% max LTV, or 75% if the DSCR is under 1.00.
• Property types: single-family, 1-4 units, PUD, condo, non-warrantable condo, condotel and rural. The matrix says to ask about rural DSCR properties up to 20 acres.
• Property-type caps: non-warrantable condos 75% purchase and 70% cash-out with a 680 score; condotels 75% and 65%, up to $1.5M. The matrix says to reduce LTV by 10% for DSCRs from 0.50 to 0.99.
• Cash out: $1 million maximum once the new LTV passes 50%.
• Reserves: 3 months of payments up to $1M, 6 months to $1.5M, 12 months above that, and 6 months minimum on interest-only. Your cash-out can count toward reserves.
• Credit events: DSCR loans need 24 months since a bankruptcy, foreclosure, short sale or similar event. Between 24 and 36 months, LTV caps drop to 75% on a purchase and 70% on a refinance.

Foreign nationals on Investor Advantage

Foreign nationals need a 680 score or foreign credit. At a DSCR of 1.00 or more, the grid allows 75% LTV on a purchase up to $1 million and 70% up to $1.5 million. Refinances cap at 65% up to $1 million and 60% above that. In the 0.75 to 0.99 tier, purchases top out at 65%. Below its income-qualifying grids, the foreign national section also lists 12 months of reserves, a $500,000 cash-out cap and required escrows. Non-permanent residents are capped at 75% on a purchase or rate-and-term refinance and 70% on cash-out.

Cash Flow Advantage: one table for 700+ credit

Cash Flow Advantage has a one-page matrix dated Sept. 28, 2026. It sets a 700 score and a 1.00 DSCR as minimums, and says Oaktree considers exceptions case by case, with a possible pricing adjustment.

• 720+ credit: 80% LTV on a purchase or rate-and-term refinance, 75% cash-out.
• 700 to 719: 75% and 70%.
• Loans from $350,000 to $1.5 million, cash in hand up to $1 million.
• 30-year fixed, or 30- and 40-year terms with 10 years interest-only. Interest-only cuts the max LTV by 5%.
• A prepayment penalty of at least one year is required.
• No gift funds and no second liens.
• First-time homebuyers, ITIN borrowers and foreign nationals aren't eligible.

The product page says Oaktree verifies short-term rental income with documented rental receipts, and LLCs and corporations can borrow with a personal guarantee.

Professional Investor: 5-9 units and blanket loans

Both Professional Investor matrices require one year of investment property ownership within the last three years.

5-9 unit buildings. DSCR of 1.10 or higher, credit of 700 or higher, loans from $400,000 to $3 million. With a 720 score, purchases go to 75% LTV and cash-out to 65%. Loan types include 15- and 30-year fixed, 30-year interest-only and 5-, 7- and 10-year ARMs. Short-term rentals aren't allowed. The program excludes Illinois, New York, Baltimore City and Philadelphia. In Connecticut, Florida and New Jersey you need a 720 score, and LTV caps at 70% for purchases and 65% for refinances.

Cross-collateralized blanket loans. One loan covers 2 to 25 properties, from $200,000 to $4 million. Each property needs a DSCR of at least 0.75, and the loan as a whole needs 1.0. With a 700 score and a loan DSCR above 1.2, purchases reach 80% on loans up to $1.5 million. Short-term rental income counts at 80% of gross rent, and if short-term rentals make up 25% or more of the loan, the max LTV is 60%. Escrows are required. The blanket matrix lists Illinois, 2-4 unit properties in New York, Baltimore City and Philadelphia as ineligible, and it lists U.S. citizens and permanent residents as eligible borrowers.

Oaktree Funding rates and prepayment penalties

Oaktree doesn't publish DSCR rates or fees on any of its three sites. Pricing comes from a quote by a retail loan officer or a broker.

The Investor Advantage matrix allows a 5% fixed prepayment penalty, a declining schedule or six months of interest, as state law permits. The blanket matrix bars prepayment penalties in seven states (Alaska, Kansas, Michigan, Minnesota, New Mexico, Ohio and Rhode Island), on loans to individuals in Illinois and New Jersey, and on Pennsylvania loans under $329,411.

Third parties estimate Oaktree's pricing from public mortgage data. CrowdfundedWealth's review, using 2025 HMDA filings, reports 1,327 Oaktree loans totaling $749.3 million, with a median note rate of 7.625%. For its own proxy of DSCR-type loans (business-purpose, 1-4 unit investment loans with no debt-to-income ratio reported), the review reports 485 Oaktree loans at a median 7.25%.

Oaktree Funding reviews

Experience.com, a review platform for mortgage companies, has a profile for Oaktree Funding Corp. under NMLS 71640. On Nov. 3, 2026 it showed 4.45 out of 5 from 1,521 reviews. The most recent reviews, dated late October to early November 2026, praise fast turn times, responsive account executives and clear communication through closing. The critical ones describe slow communication about an appraisal and underwriters repeating conditions. Account executives are the wholesale staff who work with brokers, and the profile doesn't say which loan types reviewers took out, so you can't tell how many were DSCR borrowers.

We couldn't find a Trustpilot or BBB profile for Oaktree Funding Corp. in searches on Nov. 3, 2026. The Trustpilot profiles that come up for similar searches belong to Oak Street Funding, a different lender.

Oaktree Funding complaints and CFPB data

CrowdfundedWealth reports that the CFPB complaint database lists 11 complaints under "Oaktree Funding Corporation" filed between Jan. 28, 2018 and July 14, 2026. By its count, four concern applying for a mortgage or refinance, four concern closing and three concern trouble during the payment process. Nine closed with an explanation. Five carry a "timely: no" flag, and two list the company response as "untimely response." The review matched complaints by company name only and notes that business-purpose borrowers file with the CFPB less often. We did not check the CFPB database directly.

We searched for consent orders, cease-and-desist orders and settlements on Nov. 3, 2026 and found none against Oaktree Funding Corp. The regulator orders that appear under "Oaktree" name Oaktree Capital Management, L.P. or other unrelated Oaktree companies.

Who Oaktree Funding's DSCR loans fit

The matrices cover rentals with a DSCR down to 0.75 (0.50 with no ratio), credit from 640, foreign nationals, condotels and non-warrantable condos. Professional Investor adds 5-9 unit buildings and blankets of 2 to 25 rentals for borrowers with a year of ownership history.

First-time investors can't use the 85% tier, and first-time homebuyers can't use Cash Flow Advantage. Short-term rentals are out on 5-9 unit buildings. Investor Advantage has no published state list.

Oaktree Funding FAQ

Is Oaktree Funding legit?

Oaktree Funding Corp. is a mortgage lender in Chandler, Arizona, NMLS 71640, founded in 1989 per its own site. Its About page calls it a multi-state licensed mortgage banker, HUD-approved for FHA and reverse mortgages and approved by the VA and USDA.

Is Oaktree Funding part of Oaktree Capital Management?

CrowdfundedWealth found nothing linking them. Oaktree Funding is a Chandler, Arizona mortgage lender. Oaktree Capital Management is a Los Angeles investment manager.

Does Oaktree Funding offer DSCR loans?

Yes. Its Investor Advantage, Cash Flow Advantage and Professional Investor programs qualify rental loans on property cash flow. DSCR floors run from 0.75 to 1.10, with a no-ratio option at 0.50.

Can I get an Oaktree Funding loan without a broker?

Yes. Oaktree's retail site, oaktreedirect.com, lets you choose a loan officer and apply online. Brokers submit loans through nonqmexpert.com.

What credit score does Oaktree Funding need for a DSCR loan?

The Investor Advantage matrix effective May 1, 2026 starts at 640 for a DSCR of 1.00 or more and 660 below 1.00. Cash Flow Advantage needs 700.