any lenders allow asset depletion on a dscr loan to help the ratio

Summary of DSCR Loan Programs Allowing Asset Depletion

Yes, some lenders allow asset depletion to help with DSCR qualification, but it is not universally available.

Here are the lenders and programs that explicitly allow asset depletion for DSCR loans:

Lender	Program	Asset Depletion Allowed?	Details
A&D Mortgage	Second Mortgage	Yes	Asset depletion can be used as a supplemental income method to improve DSCR qualification.
Champions Funding	Multiple DSCR Programs	Yes	Asset depletion is allowed in programs like Accelerator DSCR 5-8 Unit, Ambassador DSCR 1-4 Unit, and others. Calculation: Net Qualified Assets / 60 Months.
NQM Funding	Investor Mixed Use 2-8 Units and Residential 5-10 Units	Yes	Asset depletion is calculated as Net Qualified Assets / 84 Months. Specific asset seasoning and eligibility rules apply.

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Key Notes:

1. Calculation Methods:

   • Most programs calculate asset depletion as Net Qualified Assets / 60 Months.
   • NQM Funding uses a longer amortization period of 84 Months.

2. Supplemental Use:

   • Asset depletion is typically used to supplement other income sources or improve the DSCR ratio.

3. Restrictions:

   • Some programs reduce the maximum LTV when using asset depletion.
   • Certain asset types (e.g., unseasoned or restricted assets) may not qualify.

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Lenders That Do Not Allow Asset Depletion for DSCR:

• FundLoans
• AmWest
• Angel Oak
• Arc Home
• Change Wholesale
• Deephaven
• Loan Stream

These lenders calculate DSCR based solely on the property's rental income versus its expenses (PITIA or ITIA).

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If you'd like more details about any specific program or lender, let me know!