You improve your DSCR (Debt Service Coverage Ratio) either by increasing the property’s net income or by lowering the annual debt service, and by packaging the deal so the underwriter is comfortable with your numbers.

DSCR Calculation

DSCR = Net Operating Income (NOI) ÷ Annual Debt Service (P&I, sometimes PITIA).
Many DSCR lenders like to see at least 1.20–1.25 for best terms; some will go down to 1.0 or even slightly below with strong compensating factors (more equity, reserves, credit).

Boost income / NOI

Raise rents to market where leases and local law allow, and prioritize turning under‑market leases to current market rates.
Reduce vacancy by tightening leasing, marketing harder, and shortening downtime between tenants to push effective gross income up.
Add ancillary income (parking, storage, pet fees, RUBS for utilities) when the market will support it, since every extra dollar of NOI lifts DSCR.
Trim operating expenses intelligently: contest high tax assessments, improve energy efficiency, shop insurance, and negotiate vendor contracts to drive NOI, not just cut randomly.

Reduce / reshape debt service

Increase your down payment so the loan amount (and thus monthly P&I) is lower; many DSCR programs already expect ~20% down, but 25–30% can materially improve DSCR and pricing.
Ask for a longer amortization or interest‑only period; extending the term or using an IO segment can drop the required annual debt service and raise DSCR.
Reprice or refinance other properties’ loans if your lender is looking at portfolio‑level coverage, so the blended DSCR improves.
Avoid stacking new non‑property debt (HELOCs, personal loans) that might be counted in portfolio or global DSCR for some commercial lenders.

Strengthen the overall file

Maintain a solid credit score (often 620+ minimum; 700–740+ helps rate and flexibility) so the lender is willing to accept slightly tighter DSCR if needed.
Show strong reserves (months of PITIA in the bank) and liquidity; lower DSCR is more palatable when you clearly have cash buffers.
Provide clean, detailed financials and a clear rent roll so the underwriter trusts your NOI and DSCR calculations.
Include a brief market/rent analysis showing realistic rent comps, demand drivers, and vacancy expectations, especially for STRs or vacation rentals where some lenders want higher DSCR (1.30–1.50).

Application strategy example

For a borderline deal (say projected DSCR at 1.10), you might: raise a few under‑market units to current rents, push vacancy assumptions down with documented current occupancy, bring 5–10% more equity to lower loan size, and document 6–12 months of reserves. Together, that can move the underwritten DSCR into the 1.20–1.25 range that most DSCR lenders prefer and make you look much more qualified.

If you share a sample property (rents, expenses, proposed loan amount, rate, term), I can walk through its current DSCR and specific levers that would make that deal qualify more easily.