Physician Wealth Hack Calculator

Doctor profile

Specialty

Annual income ($)

Filing status

State income tax (%)

Primary residence — doctor loan ($0 down)

Home purchase price ($)

Doctor loan rate (%)

Conventional down pmt (%)

Loan term (years)

Investment property — DSCR loan

Property price ($)

Monthly rent ($)

DSCR rate (%)

Down payment (%)

Annual property expenses ($)

Loan term (years)

Cost segregation

Study fee ($)

Bonus depreciation (%)

Qualifying status

Quick snapshot

Tax bracket

—

marginal rate

Tax before

—

est. federal + state

Tax after

—

with cost seg

Tax savings

—

year 1

20% kept (doctor loan)—

DSCR down used—

Capital remaining—

Investment CoC—

DSCR ratio—

The 3-move strategy

1

Doctor loan — $0 down on primary home

No PMI, no down payment, student loans excluded from DTI. The 20% they would've used stays invested.

2

DSCR loan — investment property with saved 20%

Qualifies on rent income alone — not W-2 DTI. Cash flows from day one.

3

Cost seg study — eliminate the tax bill

$3,000 study unlocks accelerated depreciation. Paper loss offsets W-2 income. Refund funds the next deal.

Doctor loan mechanics

Doctor loans are offered by select lenders to MDs, DOs, DDS, and other licensed professionals. $0 down up to $1M+, no PMI, student loans in deferment excluded from DTI — even before first paycheck starts.

Home purchase price—

Down payment (doctor loan)$0

Loan amount (100% financed)—

Monthly P&I—

PMI$0 — waived

Closing costs (~2%)—

Total cash needed at closing—

What they keep by not putting 20% down

20% of home price—

Minus: DSCR down payment—

Minus: cost seg study($3,000)

Capital still in pocket—

vs. conventional mortgage

Down pmt saved

—

stays invested

PMI avoided/mo

—

~0.8% of loan/yr

5-yr PMI savings

—

Monthly P&I

—

Side-by-side comparison

	Conventional (20% down)	Doctor Loan ($0 down)
Cash at closing	—	Closing costs only
Loan amount	—	—
Monthly P&I	—	—
PMI/mo	—	$0
Down deployed	—	Invested instead

DSCR loan on investment property

DSCR loans qualify on the property's rent income vs. its mortgage — not the borrower's W-2 or DTI. Perfect for doctors whose DTI is already stretched by student loans and a primary mortgage.

Purchase price—

Down payment (from saved 20%)—

Loan amount—

Monthly P&I—

Monthly rent—

Monthly expenses—

Monthly net cash flow—

DSCR qualification

Gross monthly rent—

Monthly PITIA—

DSCR ratio—

Minimum required1.0–1.25x

Status—

Cap Rate

—

Cash-on-Cash

—

Annual CF

—

Gross Yield

—

Why DSCR works for doctors

No W-2 DTI calculation

Student loans, primary mortgage, living expenses don't count. Rental income alone qualifies.

No income verification

Residents, fellows, and attendings all qualify. Even before first paycheck.

Unlimited portfolio growth

Repeat as many times as the rent qualifies. No cap on number of financed properties.

5-year projection

Cost segregation study

A cost seg study re-classifies building components (flooring, fixtures, landscaping, electrical) from 27.5-year to 5, 7, or 15-year depreciation. With bonus depreciation, a large portion is deducted in year 1 — creating a paper loss that offsets real income.

Investment property value—

Land value (~15%, not depreciable)—

Depreciable basis—

Standard yr-1 depreciation (27.5yr)—

Cost seg reclassified (~30%)—

Bonus depreciation yr-1 deduction—

Remaining straight-line/yr—

Total year-1 depreciation deduction—

Cost of study($3,000)

Passive activity rules

Gross income

—

Tax bracket

—

Tax without strategy

—

Tax with cost seg

—

Tax calculation — year 1

W-2 / 1099 income—

Standard deduction—

Taxable income (before strategy)—

Depreciation deduction applied—

Adjusted taxable income—

Federal tax — before—

Federal tax — after—

State tax savings—

Total tax savings—

Net benefit (savings minus study)—

ROI on $3,000 study—

Capital preserved

—

by using doctor loan

Tax eliminated

—

year 1 via cost seg

Annual cash flow

—

from rental

Total year-1 benefit

—

tax + CF + capital

Total costs — what they spend

Doctor loan closing costs (~2%)—

DSCR down payment—

DSCR closing costs (~2%)—

Cost seg study($3,000)

Total out of pocket—

Total benefits — what they gain

Down payment capital preserved—

Year-1 tax savings—

Annual rental cash flow—

PMI avoided (12 months)—

Investment equity (yr 1)—

Total year-1 value created—

Month-by-month cash flow

Item	Monthly	Annual	Notes

Typical doctor — doing nothing

Saves 20% down2–5 years of saving

Puts 20% down on home—

Investment propertyNone yet

Year-1 tax bill—

Rental income$0

Net worth change yr 1—

Wealth Hack strategy

Time to execute30–60 days

Down payment on home$0

Investment propertyAcquired immediately

Year-1 tax bill—

Annual rental income (net)—

Net worth change yr 1—

10-year wealth gap

Extra wealth yr 1

—

Cumulative rent (10yr)

—

Tax savings (10yr est.)

—

Total wealth advantage

—