God First · Dovacor Consulting Inc

Build Wealth with Purpose

Strategic tax planning, real estate investment financing, and business solutions for investors across Texas, California & Florida. Bilingual — English & Spanish.

Book a Free Call 📞 (972) 836-9097
20+
Years Experience
TX·CA·FL
Active States
EN·ES
Bilingual Service
Our Services

Everything you need to grow.

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Real Estate Financing
DSCR · Fix & Flip · Foreign · Commercial
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Tax Services
Company Formation · Payroll · Accounting
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Commercial Electricity
Competitive rates for your business
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Investor Resources
Education · Best Practices · FAQ
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Featured Solution
DSCR Loans for Investors
No income verification — approval based on property cash flow.
Tax & Business Services

Smart Tax Strategy.
Stronger Business Foundation.

From forming your LLC to handling payroll and bookkeeping — we give investors and business owners a complete financial backbone.

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Company Formation

Start your LLC, S-Corp, or C-Corp the right way. We handle the filings, EIN, registered agent, and operating agreement.

  • LLC, S-Corp, C-Corp formation
  • EIN / Tax ID registration
  • Operating agreements
  • Texas, California & Florida
  • Foreign national entities
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Payroll Services

Full-service payroll processing for small businesses and real estate investors. Taxes handled, compliance maintained.

  • Payroll processing & direct deposit
  • Federal & state tax filing
  • W-2 & 1099 preparation
  • Employee onboarding support
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Accounting & Tax Prep

Bookkeeping, financial statements, and tax preparation for real estate investors. Maximize deductions, minimize liability.

  • Monthly bookkeeping
  • Individual & business tax returns
  • Real estate tax strategy
  • Depreciation & deductions
  • ITIN for foreign nationals
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Notary Services

Professional notarization for real estate documents, loan closings, business agreements, and legal paperwork. Bilingual — English & Spanish.

  • Real estate & loan closings
  • Business contracts & agreements
  • Affidavits & legal documents
  • Bilingual notarization (EN/ES)
  • Mobile notary available
Get Started with Tax Services
Real Estate Financing

The Right Loan for
Every Investment.

DSCR, Fix & Flip, Rehab, and Foreign National loans for residential and commercial real estate investors. No W-2 required.

DSCR Loans
Most Popular

DSCR Loans

Qualify based on the property's rental income — not your personal W-2. Perfect for self-employed borrowers and investors scaling a portfolio.

Residential & Commercial No W-2 Required LLC Eligible STR OK
Fix and Flip
Fix & Flip

Fix & Flip Loans

Short-term financing to buy and renovate distressed properties for resale. Fast approvals and milestone-based renovation draws.

Up to 90% LTV Fast Closing 6–18 Month Terms
Rehab Loans
Buy & Hold

Rehab Loans

Acquisition + renovation in one loan for buy-and-hold investors. Refinance into a DSCR loan after stabilization.

Purchase + Reno ARV Based Long-term Ready
Foreign National Loans
International

Foreign National Loans

Finance U.S. investment properties as a non-resident. No SSN required — ITIN accepted.

No SSN Needed ITIN OK DSCR Available
Commercial Loans
Commercial

Commercial Loans

Multifamily, mixed-use, retail, office, and industrial. DSCR-based underwriting available for commercial assets.

5+ Units Mixed Use Bridge Available
Get Pre-Qualified Today

No hard credit pull to get started. Talk to us first.

Additional Services

Commercial
Electricity Services

We help businesses in deregulated energy markets compare rates and switch to a better electricity plan — saving money without the hassle.

  • Rate comparison across multiple providers
  • Commercial & industrial accounts
  • Quick switching — no service interruption
  • Texas deregulated market specialists
Get a Rate Comparison
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Is your business overpaying for electricity?

Most Texas businesses in deregulated markets haven't compared rates in years. A quick call could save you hundreds per month.

Call (972) 836-9097
Business Banking

Open a Business
Bank Account Today.

We partner with BlueVine to offer our clients a powerful business checking account — no monthly fees, high-yield interest, and built for small business owners and real estate investors.

No monthly fees — ever
High-yield APY on your balance
No minimum balance required
FDIC insured up to $3M
Instant payments & ACH transfers
Debit card included
Perfect for LLCs & S-Corps
Open Your BlueVine Account →

Opens directly to our partner referral — takes about 5 minutes to apply.

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Why separate your business finances?

Mixing personal and business money is one of the biggest mistakes investors make. A dedicated business account protects your LLC's liability shield, simplifies your taxes, and gives a clear picture of your cash flow.

Cleaner books & easier tax time
Protect your personal credit & assets
Build business credit history
Required to maintain LLC protection

Pro Tip from Franco

"Open your business account the same day you form your LLC. Never use a personal account for investment expenses — even one transaction can pierce the corporate veil."

Real Estate Investor Hub

Invest with Knowledge & Confidence.

Education, best practices, and real answers to the questions every real estate investor asks — from first deal to fiftieth.

Investor Best Practices

01

Always Run the Numbers First

Never fall in love with a property. Budget 8–10% vacancy, 8–10% property management, and realistic repair costs before making any offer.

02

Structure Under an LLC

Hold investment properties in an LLC to protect personal assets. DSCR lenders can lend directly to LLCs — talk to us before your first purchase.

03

Know Your Exit Strategy First

Fix to flip? Long-term rental? Short-term rental? Each exit needs a different loan product and tax approach — align from day one.

04

Leverage Depreciation

Rental properties generate paper losses through depreciation that offset taxable income — even when cash flowing. One of real estate's biggest tax advantages.

05

Understand the DSCR Formula

DSCR = Gross Rental Income ÷ Total Debt Service. Above 1.0 = property covers the mortgage. Most lenders target 1.0–1.25+.

06

Build Your Team Before You Need It

Every investor needs a loan officer, CPA, agent, contractor, and property manager ready before the deal — faster closes, fewer mistakes.

Investor FAQ

A DSCR loan qualifies based on the rental income of the property — not your personal W-2 income. If the property's rent covers the mortgage payment (DSCR ≥ 1.0), you can qualify. Self-employed borrowers, business owners, and investors with multiple properties love these loans. No tax returns required.
Yes — and we strongly recommend it. Holding properties in an LLC separates personal liability from the investment. DSCR loans can be made directly to LLCs. We can help you form the LLC and connect you with financing — all in one place.
A Fix & Flip loan is for investors who sell after renovating (6–18 month term). A Rehab loan is for buy-and-hold investors who renovate then rent. Both finance purchase + renovation, but terms, rates, and exit strategies differ.
Yes. Foreign nationals can finance U.S. investment properties without an SSN — ITIN accepted. DSCR loans are most common because income verification is based on the property's rent, not personal foreign income. We specialize in this niche.
Gross rent minus vacancy (8–10%), property management (8–10%), taxes, insurance, maintenance reserves (5–10%), and mortgage. Target $100–200/month per unit after all expenses. Also calculate cap rate and cash-on-cash return.
No limit. Unlike conventional loans (capped at 10 financed properties), DSCR lenders evaluate each property independently. This makes DSCR the go-to loan for investors scaling a portfolio.
We work in TX, CA, and FL. Texas markets (DFW, Houston, San Antonio, Austin) have strong rental demand and population growth. Florida has strong STR markets. Best market depends on your strategy, budget, and goals — let's talk it through.
(1) Underestimating repair costs — add 15–20% buffer. (2) Buying bad location for low price. (3) No cash reserves. (4) Using personal credit instead of LLC + DSCR. (5) No tax strategy before buying — structure matters from day one.

Ready to Make Your Next Move?

Book a free strategy call. We'll talk through your goals and map out the best path — loan, LLC, tax plan, or all three.

Book a Free Strategy Call Call (972) 836-9097
Investor Tools

Calculator Suite

Professional investment calculators used by our clients. Request access to unlock the full suite.

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DSCR Calculator

Results

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Fix & Flip vs Buy & Hold

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Real Estate vs Stock Market

Results

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Electricity Savings Calculator

Results

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Cash-on-Cash Return

Results

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Loan Payment Calculator

Results

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Want us to run the numbers for your specific deal? Book a free call.

Talk to Franco
Our Team

People You Can Trust

Experienced, bilingual professionals committed to helping you build wealth with purpose.

Franco Cordova
Franco Cordova
Principal Consultant · Broker-Owner

20+ years in real estate, investment financing, tax strategy, and business consulting. Founder of Dovacor Consulting Inc and Haven Prime Mortgage LLC.

Jackeline Caparachin
Jackeline Caparachin
Business Consultant

Specialist in business formation, payroll, and client onboarding. Bilingual professional helping clients navigate the business and tax side of their investments.

Antonio Espinel
Antonio Espinel
International Investment Specialist

Focused on international real estate investors and new construction opportunities in Mérida, Mexico. Helps foreign nationals navigate U.S. and cross-border investment financing.

Edgar Cordova
Edgar Cordova
Operations Manager

Oversees day-to-day operations and client coordination across Dovacor Consulting services. Ensures every client experience is seamless from first contact to closing.

Contact Us

Let's Build Your
Financial Future.

Book a call, send us a message, or call us directly. We respond fast — usually same day.

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Call or Text
(972) 836-9097
Monday – Saturday · English & Spanish
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Markets Served
Texas · California · Florida
Domestic & international investors welcome

Book a Strategy Call

Free 15-minute consultation. Tell us your goals and we'll map out the plan — loans, tax structure, LLC, or all of the above.

Call Now — (972) 836-9097