Where to buy DSCR loan leads

Every other mortgage lead category has a shop front. DSCR does not.

On 15 September 2026 we opened the public pages of fifteen companies that sell mortgage leads or build lead programs, and read what each one said it supplied. None of them named DSCR. That is not a claim that nobody sells the category, and it is not a complaint. It changes how you buy, and the rest of this page is about that.

What a DSCR lead is, how the coverage ratio is computed and what the business-purpose exemption does and does not reach are settled on a separate page: what a DSCR loan lead is. This one is about where it comes from and how to judge what you are shown.

What fifteen lead providers published, and what they left out

Fifteen providers, read on one day, with every lead type each of them named written down. DSCR appeared nowhere. The specialty categories that did appear are the useful part of the finding, because they show that a provider wanting to sell a niche product does put its name on the page.

Read the zeros narrowly, because four of the fifteen published no lead-type list at all. Two of those four are marketing agencies that build programs rather than sell inquiries, one did not itemise what it supplies, and one no longer publishes a lender-facing page at all. On those four, the absence of DSCR is the absence of a list rather than evidence about a product. On the eleven that did itemise, the absence is real and it is the finding.

Source: our own review of the public pages of fifteen mortgage lead providers, opened on 15 September 2026. A lead type is counted only where the page used the word, so refinance in general is counted separately from cash-out refinance, and a provider serving a vertical through an agency engagement is not counted as naming a lead type. This is a first-party observation about the pages as they stood on that date, not an audit of what those companies will sell you on the phone. The named, company-by-company version of the same review is published on our comparison pages.

Buying a category nobody lists means buying a filter

When the product is not on the price list, the transaction changes shape. You are no longer picking a listed item. You are asking somebody to apply criteria to a flow of inquiries they already have, which means the criteria, and the fields those criteria read, become the entire product. Price is the second question and a long way second.

The mechanism is not new and it is documented by a regulator. The Federal Trade Commission's staff perspective on its Follow the Lead workshop describes buyers giving an aggregator specific criteria, or filters, identifying the consumers they want to reach, and specifying the prices they will pay for individual leads that meet those criteria. The report also records that a consumer's information can be sold and re-sold multiple times. Two limits travel with that citation: it describes payday and short-term lending rather than mortgage, and it describes an auction rather than a bespoke filter negotiated with one buyer. It is a primary source for the shape of the trade, not for this category.

What follows from it is practical. A filter is only as good as the field it reads, and the field is only as good as the question the consumer was asked. So the question that decides a DSCR purchase is not which vendor to use. It is which question was on the form.

Source: Federal Trade Commission, Bureau of Consumer Protection, "Follow the Lead" Workshop Staff Perspective, September 2016, on the public workshop of 30 October 2015, PDF read in full on 20 September 2026 at ftc.gov. It supports the buyer-supplied criteria and filters, the prices buyers specify for leads meeting those criteria, and the statement that a consumer's information can be sold and re-sold multiple times. It addresses payday and short-term lending, not mortgage lending, and it does not mention DSCR, investor property or any of the categories in the table above.

What marks a DSCR inquiry apart from a purchase inquiry

Three fields mark the difference, and a rate question is none of them. Occupancy tells you the borrower will not live there, which is what separates the inquiry from a purchase or a homeowner refinance. Rent, current or projected, tells you what the loan will be sized against. Vesting tells you whether the property is held personally or in a company name. A form missing all three cannot produce a DSCR lead, whatever the feed is called.

Occupancy is worth pausing on, because it is the one field the whole market already records in a standard way. Regulation C requires an institution to record whether the property is or will be used by the applicant as a principal residence, as a second residence, or as an investment property. That three-way split is the industry's own vocabulary for the distinction, and a lead form that does not ask the consumer a question that maps onto it is not capturing the thing you want to filter on.

Rent is the field most often absent and least often missed. A purchase or refinance form has no reason to ask what a property earns, so a general mortgage feed usually does not carry it. A vendor offering to sort investor inquiries out of such a feed is sorting on something else, usually occupancy alone or a guess from the property address, and an occupancy-only filter returns second homes and owner-occupied duplexes alongside the leads you wanted.

Source: Regulation C, 12 CFR 1003.4(a)(6), fetched from the eCFR versioner API at issue date 17 September 2026 and read on 20 September 2026. It requires the institution to record whether the property identified is or will be used by the applicant or borrower as a principal residence, as a second residence, or as an investment property. It governs what a lender reports after the fact and imposes nothing at all on a lead form; it is cited here as the market's settled vocabulary for occupancy, not as a rule about lead generation.

Six questions that settle whether an investor lead is real

Ask these six questions before price, and ask them in writing. Each is answerable in a sentence by a provider that has measured its own investor flow, and each is unanswerable by one that has relabelled a refinance feed. The general version of this exercise is in what to look for when buying mortgage leads; these six are the DSCR-specific ones.

1. Show me the form, field by field. Not a sample lead record and not a data dictionary. The questions the consumer read, in the order they read them.
2. Which field makes this a DSCR lead? If the answer is a loan-purpose dropdown with no occupancy question behind it, the filter is a label.
3. Did the consumer answer it, or did you infer it? An inferred value from a property database is a different product from an answered question, and it fails differently.
4. Is rent on the form, and is it current or projected? The two mean different things in underwriting and a single numeric field usually hides which one you were given.
5. How many other buyers receive this same inquiry? Ask for a number in a sentence rather than an adjective. Investors shop harder than homeowners and a shared investor inquiry is a rate conversation before you dial.
6. What consent text sat above the submit button, and which parties did it name? You are making the call, so the record you can produce is the one that matters.

Business purpose does not make the phone call a business call

Two different boundaries get collapsed into one here, and the collapse is expensive. Credit for a non-owner-occupied rental is business-purpose credit, which changes which lending rules apply to the file. It does not change which telephone rules apply to the dial, because those turn on who is being called and on what kind of line.

The Telemarketing Sales Rule exemption covers calls between a telemarketer and a business, to induce a purchase by that business, and it carries its own carve-outs. The Telephone Consumer Protection Act's do-not-call prohibition runs to a residential telephone subscriber. Neither provision asks what the borrower intends to do with the money. A landlord with four rentals who filled in a form on a personal mobile is a residential subscriber on that line, so the safe default on a purchased investor lead is to treat the number as residential and work from the consent record you can actually produce. What the exemption does and does not reach on the lending side is covered in what a DSCR loan lead is.

Source: Telemarketing Sales Rule, 16 CFR 310.6(b)(7), and Telephone Consumer Protection Act rules, 47 CFR 64.1200(c)(2), both fetched from the eCFR versioner API at issue date 17 September 2026 and read on 20 September 2026. 310.6(b)(7) exempts telephone calls between a telemarketer and any business to induce the purchase of goods or services by the business, and states its own carve-outs at 310.3(a)(2) and (4) and for calls inducing the retail sale of nondurable office or cleaning supplies. 64.1200(c)(2) prohibits a telephone solicitation to a residential telephone subscriber registered on the national do-not-call registry. Neither text mentions loan purpose, and nothing here is legal advice about a particular call.

Numbers we went looking for and did not find

Three numbers belong on a page like this, and none of them exists in a form we are willing to print. Each was chased to a source that could be opened, and looking for each one ended at a company selling something rather than at a measurement.

• There is no price benchmark for this category. None of the fifteen published a rate card that names it, so the only prices in circulation come from companies quoting their own.
• There is no count of DSCR originations. Federal mortgage reporting records what a property is used for and what the loan is for, and not how the loan was underwritten, so the dataset that would size this market does not separate it out. The reasoning is set out in what a DSCR loan lead is.
• There is no independent study of how investor inquiries convert. Every comparison we could open was published by somebody selling one side of it, including the ones that would flatter us.

Source: where we looked, so the absences above can be checked. The fifteen providers' own public pages, opened 15 September 2026, for a published price or a named category. The Regulation C data points at 12 CFR 1003.4, fetched from the eCFR versioner API and read 20 September 2026, for an origination count: they record occupancy and loan purpose and carry no field for the underwriting method, so the count cannot be derived from them. We found no publication we could open that reports a DSCR lead price, a DSCR origination count or an independent conversion study. That is a statement about a search on one date, not proof that no such figure exists anywhere.

Reading an offer when the category is unlisted

An unlisted category is not a worse category. It is an unpriced one, which means the usual shortcut of comparing rate cards is gone and the work moves to the form and the filter. Three habits carry most of the weight, and none of them requires a bigger budget than the one you already have.

• Buy the smallest volume the provider will sell, and read the records, not the totals. Twenty inquiries you have read line by line tell you more about a filter than two hundred you have only counted. How to run that properly is in how to test a new mortgage lead source.
• Count the mislabels yourself and put a number on them. Owner-occupied inquiries inside an investor feed are the failure mode here, and they are visible in the first twenty records if you look at occupancy rather than at loan purpose.
• Decide what a mislabelled lead costs you before you order. Settle in writing what happens to an inquiry that misses your criteria, because with no published category there is no convention to fall back on.

Related reading: where to buy purchase mortgage leads for the four routes any inquiry travels and the price argument that applies to all of them, and the lead types compared for how the mainstream categories differ. The named, company-by-company version of the review above sits on our comparison pages.