DSCR Insider — Episode 1: Deal Breakdown

"The $149K St. Louis Duplex With a 1.75 DSCR… or Is It a 1.1?"
4010 Hydraulic Ave, St. Louis (South City) 63116 · from the DSCR Deal Hunter · HeyGen avatar + on-screen math · Jermaine Fields NMLS #2067609 · DSCR Insider Powered by NEXA Lending
⚠️ VERIFY BEFORE FILMING. Deal-hunter figures are estimates ("needs verification"). Before publishing anything naming this real address, confirm from the live listing: current list price + status, the unit count (2 metered units vs one 4-bed SFR — this is the whole episode), and taxes. Present every figure as "as listed / estimated," keep the rate illustrative. If you can't confirm units, say so on camera — that honesty is the lesson.
Primary cut · ~100 sec

HeyGen Avatar Script

Avatar = talking head. [ON-SCREEN] cues are overlays you add in editing. Keep takes tight; let graphics carry the numbers.

0–6s · Hook"I found a two-family in South City St. Louis listed at about a hundred forty-nine thousand — and on paper it hits a 1.75 DSCR. That's a slam dunk. Unless it's hiding something. Let's run the real math."ON-SCREEN: property exterior · big "DSCR 1.75?"
6–22s · The pitch"South City, 63116, listed around a hundred forty-nine five. It shows as four-bed, two-bath — which usually means a two-family flat: two units, each two-bed-one-bath. If both rent for about nine-seventy-five to a thousand, that's roughly nineteen-fifty a month coming in."ON-SCREEN: "List ~$149,500 · 63116 South City" · "Est. rent ~$1,950/mo (two 2/1 units)"
22–50s · Run the math"A DSCR loan doesn't care about your tax returns. It qualifies the property on one ratio: rent divided by PITIA — principal, interest, taxes, insurance. Put 25% down, finance about a hundred twelve thousand. At an illustrative market rate, P&I runs roughly seven-eighty-four. Add taxes around one-ninety, insurance around one-forty — PITIA is about eleven-fourteen a month. Nineteen-fifty divided by eleven-fourteen equals 1.75. The property pays itself one-and-three-quarters times over."
Loan (75% LTV) ≈ $112,125 · P&I ≈ $784 · +Tax ~$190 +Ins ~$140 · PITIA ≈ $1,114 · $1,950 ÷ $1,114 = 1.75 ✅
50–78s · The twist"But here's where most people get burned. That 1.75 rests entirely on it being TWO rentable units. What if it's one big four-bedroom single-family? As a single unit it might rent twelve-fifty to thirteen hundred. Run that against the same eleven-fourteen PITIA and you're at roughly 1.1 to 1.2 — barely above breakeven. Your whole cushion is gone. And a DSCR lender doesn't take the seller's word for rent — they order a market-rent appraisal, the 1007 or 1025, and underwrite to THAT. The rent assumption isn't a detail. It's the whole deal."ON-SCREEN: "TWO units → $1,950 → 1.75 ✅" vs "ONE unit → ~$1,250–1,300 → ~1.1–1.2 ⚠️" · "Lender uses 1007/1025, not the pro forma"
78–95s · Verdict"So how do you protect yourself? One: confirm it's two metered units with a real rent roll before you fall in love. Two: order that market-rent appraisal early so you underwrite to reality. Three: if it's one unit, you don't walk — you re-price your offer to the 1.1 version. And either way, at a hundred-twelve-thousand loan, this clears the DSCR loan minimum, so the financing is there."ON-SCREEN: "✓ Confirm units + rent roll ✓ Order 1007/1025 early ✓ Re-price to the real DSCR"
95–105s · CTA"I'm Jermaine Fields, NMLS 2067609 — DSCR Insider, powered by NEXA Lending, California and Missouri. Got a St. Louis property? Send me the address and the projected rent and I'll tell you in one sentence if it pencils. Links below."ON-SCREEN: "Jermaine Fields · NMLS #2067609 · NEXA Mortgage LLC #1660690 · CA & MO only · Not a commitment to lend" · dscrinsider.com
Lean test · 45 sec

45-Second Single Short

Lowest-credit way to test your avatar workflow. Hook → twist → CTA.

0–4s · Hook"A St. Louis duplex at a hundred forty-nine K with a 1.75 DSCR. Too good to be true? Let's check."ON-SCREEN: duplex photo · "$149K · DSCR 1.75?"
4–22s · The math"DSCR is just rent divided by PITIA. Two units renting nineteen-fifty against a payment of about eleven-fourteen — that's 1.75. The property pays itself almost twice over."ON-SCREEN: "$1,950 ÷ $1,114 = 1.75 ✅"
22–38s · The twist"But that's only if it's two units. If it's one four-bedroom house renting around thirteen hundred, you drop to barely 1.1 — your whole cushion, gone. And the lender underwrites to a market-rent appraisal, not the listing. Always confirm the units first."ON-SCREEN: "ONE unit → ~1.1 ⚠️" · "Lender uses 1007/1025"
38–45s · CTA"Jermaine Fields, NMLS 2067609 — DSCR Insider, NEXA Lending. Send me your St. Louis deal and I'll tell you if it pencils."ON-SCREEN: "NMLS #2067609 · NEXA Mortgage LLC #1660690 · CA & MO · Not a commitment to lend"
Anchor · 8–14 min

Long-Form Deal Breakdown

The "proven performer" all Shorts point back to. Avatar for the talk; overlay comps, photos, math. All figures illustrative — verify the live listing.

Act 1 — The Setup (0:00–1:30)

"Welcome to DSCR Insider. Every episode I take a real, on-market property and answer one question: can this deal actually work? Today — a two-family flat in South City St. Louis, 63116, listed around a hundred forty-nine five. By the end you'll know exactly how a DSCR lender looks at it, where it could fall apart, and how I'd structure it to protect your money. Ground rules: I'm a loan originator, not your financial advisor; every number is illustrative and needs verifying against the live listing; nothing here is a commitment to lend."

Act 2 — The Purchase Math (1:30–3:30)

"A DSCR loan ignores your tax returns and personal income. It qualifies the PROPERTY on one ratio: gross monthly rent ÷ PITIA — principal, interest, taxes, insurance, plus any HOA. Above 1.0 means the property covers its own payment. Put 25% down, finance about a hundred-twelve thousand. P&I at an illustrative market rate is roughly seven-eighty-four; taxes near one-ninety, insurance near one-forty, so PITIA is about eleven-fourteen. Two units at a combined nineteen-fifty: that's a 1.75 DSCR. Strong."
Purchase 75% LTV · Loan $112,125 · PITIA ~$1,114 · $1,950 ÷ $1,114 = 1.75

Act 3 — The Reality Checks (3:30–7:00) — this is the episode

1. The unit count. "The whole 1.75 assumes two rentable units. If it's really one four-bedroom single-family, rent might be twelve-fifty to thirteen hundred and the DSCR sags to about 1.1–1.2. Same building, same price — cushion gone. Confirm metered units and a real rent roll before anything else."
2. The appraisal — the whole ballgame. "A DSCR lender doesn't use the seller's pro forma. They order a market-rent appraisal — the 1007 or 1025 — and underwrite to the appraiser's number. If market rent comes in lower than the listing claims, your DSCR drops and so does your loan. Underwrite to the appraisal, not the ad."
3. The refinance squeeze (BRRRR). "Light-rehab it — say ten grand cosmetic — to an ARV around a hundred-seventy. Refinance at 75% of that: a hundred twenty-seven five. Bigger loan, bigger payment — PITIA climbs to about twelve-twenty-one. Two units still give 1.60. But one unit at thirteen hundred? That's 1.06 — barely clearing, and many DSCR lenders want 1.0–1.1 minimum. You could pass at purchase and fail at refi."
Refi 75% of $170K ARV · Loan $127,500 · PITIA ~$1,221 · two-unit 1.60 ✅ / one-unit 1.06 ⚠️

Act 4 — The BRRRR Capital Math (7:00–9:30)

"The part the gurus skip: this is a LIGHT BRRRR — you don't pull all your money back. Total in: a hundred forty-nine five to buy, ten grand rehab, about five grand costs — call it a hundred sixty-four five. Your 75% cash-out returns a hundred twenty-seven five. That leaves about thirty-seven thousand still in the deal — roughly 22%. Not a failure; reality. The question is whether the cash flow and equity justify leaving thirty-seven K here versus your next deal."
In: $164,500 · Takeout: $127,500 · Left in: ~$37,000 (22%)

Act 5 — Verdict / How I'd Structure It (9:30–11:30)

"Can this deal work? Yes — IF it's genuinely two units, the market-rent appraisal supports the rent, and you're okay leaving ~37K in for a cash-flowing property with upside. My playbook: confirm units and rent roll first; order the 1007/1025 early; and if it's a single unit, don't walk — re-price your offer to the number the rent actually supports. The financing's there either way — a hundred-twelve-K loan clears the DSCR minimum. That's the difference between a hype reel and a lender who protects you."

Act 6 — CTA (11:30–12:00)

"Got a St. Louis or Southern California property you want this breakdown run on? Send me the address and the projected rent. I'm Jermaine Fields, NMLS 2067609 — DSCR Insider, powered by NEXA Lending. Subscribe, the Shorts from this breakdown are linked, and I'll see you on the next deal."

Anchor title: "Can This $149K St. Louis Duplex Actually Cash Flow? | Full DSCR + BRRRR Breakdown"
Chapters: 0:00 Setup · 1:30 Purchase math · 3:30 The 3 reality checks · 7:00 BRRRR capital left in · 9:30 Verdict · 11:30 Your deal

SEO & Packaging

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Description

A real South City St. Louis two-family listed around $149,500 — I run the actual DSCR math (Rent ÷ PITIA) and show why this "slam dunk" 1.75 deal could really be a 1.1 once you check one assumption most investors miss. This is how a DSCR loan qualifies a deal on the property's cash flow, not your tax returns. ⏱️ Chapters: 0:00 The $149K deal 0:22 Running Rent ÷ PITIA 0:50 The assumption that halves your DSCR 1:18 How a pro structures it 📍 DSCR & Non-QM investment loans — licensed in California & Missouri only (not licensed in Kansas). 👉 Got a St. Louis or SoCal property? DM the address + projected rent: jermaine@dscrinsider.com 🌐 dscrinsider.com Jermaine Fields | Mortgage Loan Originator | NMLS #2067609 DSCR Insider Powered by NEXA Lending | NEXA Mortgage LLC NMLS #1660690 Educational only. Figures are estimates/illustrative — verify independently. Not a commitment to lend, not an approval, not a rate quote. All loans subject to underwriting. Not affiliated with the listing or seller.

Pinned comment

The math: Rent $1,950 ÷ PITIA ~$1,114 = 1.75 if it's two units. But as one 4-bed unit (~$1,250–1,300 rent) ÷ same PITIA ≈ 1.1–1.2 — barely above breakeven. And after a 75% cash-out refi into the bigger BRRRR loan, a one-unit rent only pencils to ~1.06. The lender underwrites to a market-rent appraisal (1007/1025), not the seller's pro forma — so confirm the unit count first. Got a deal? jermaine@dscrinsider.com · NMLS #2067609 · CA & MO only, not KS · not a commitment to lend.

Tags

DSCR loan St Louis · St Louis investment property · DSCR loan explained · BRRRR Missouri · rent to PITIA · no tax return mortgage · South City St Louis duplex · non-QM investor loan · St Louis real estate investing

Thumbnail

Split frame: duplex photo (left) + your avatar reacting (right). Bold overlay "1.75 ✅ … or 1.1 ⚠️?" + small "$149K St. Louis". High contrast, 4K (use the Firefly retouch trick from your YT playbook).

Shorts to cut

  1. "$149K St. Louis duplex — 1.75 DSCR?!" (hook + clean math)
  2. "The assumption that can HALVE your DSCR" (the twist — strongest hook)
  3. "Rent ÷ PITIA on a real St. Louis property" (the formula, evergreen)
  4. "Why the appraisal is the whole ballgame in BRRRR" (Act 3 #2)
  5. "The refi squeeze nobody warns you about" (Act 3 #3)

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