Why this exists: deals under ~$75–100K (the DSCR loan floor) can't be bought with a DSCR loan. The play is bridge / hard-money / fix-and-flip to acquire + rehab, stabilize and rent, then refinance into a 30-yr DSCR once the loan clears the minimum (classic BRRRR). You need lenders for the acquisition+rehab leg — this tracks who does it and their box.
Lenders to work
Lender
Contact / AE
What to confirm
Status
Kiavi — already on your shelf. Does bridge / fix-and-flip / rehab (this exact use case) + DSCR takeout.
CV3 Financial — on your shelf. DSCR + short-term bridge / fix-and-flip.
Chris O'Neill · Chris.ONeill@cv3financial.com
Bridge program + min loan + seasoning to DSCR refi.
☐ Reach out
Oaktree Funding — on your shelf.
(your AE)
Confirm whether they have a bridge / fix-and-flip box at all.
☐ Confirm
Local STL portfolio / private money — for sub-$75K, deeply distressed deals national lenders skip.
Source in the REIA rooms (STLREIA, Buyers Club) — hard-money lenders sponsor & attend.
Min value/condition, points/rate, draws, local presence.
☐ Find at REIA
Tip: Kiavi is your fastest answer — it's already approved and built for fix-and-flip. Start there.
The 9 questions to ask every lender
Minimum loan amount? (Can you handle sub-$100K / sub-$75K?)
Minimum property value / as-is condition? Will you lend on a full-gut?
Loan basis: % of purchase (LTC) + % of rehab, and max % of ARV (ARLTV)?
Rehab draws — how do they work? (Reimbursement, inspections, turnaround time.)
Term, rate structure, points — interest-only bridge? How long?
Experience & FICO requirements — is a first-timer eligible?
Seasoning before a DSCR refi takeout — how soon can I refinance out?
States (MO/CA), entity (LLC), prepayment?
Do you also offer the DSCR refi takeout (one-stop), or just the bridge?
Outreach message — copy & send to each AE
Hi [AE name],
I'm Jermaine Fields, a Loan Officer with NEXA (NMLS #2067609) building an investor-lending practice in Missouri and California. I'm seeing deals on lower-priced and distressed properties — often below DSCR loan minimums — that need a buy + rehab structure before refinancing into a DSCR.
Could you walk me through your bridge / fix-and-flip program? Specifically:
• Minimum loan amount and minimum as-is property value/condition
• How you base the loan (LTC + rehab %, max ARLTV) and how rehab draws work
• Term, points, and experience/FICO requirements
• Seasoning before a DSCR refi takeout — and whether you offer that takeout too
Trying to learn the box so I can place these cleanly. Appreciate your time — thanks!
Jermaine Fields · Loan Officer · NMLS #2067609 · NEXA Mortgage, LLC #1660690
Copied
Answers log — fill as they reply
Lender
Min loan
Min value/cond.
LTC / ARLTV
Draws
Seasoning→DSCR
FICO/exp.
Kiavi
CV3
Oaktree
Local STL
Run the numbers on any live deal in the STL Deal Analyzer → "BRRRR – Distressed" tab.