Guideline rule: All LTV / credit / ratio figures are typical ranges that vary by lender & program and change often. Confirm against the current lender matrix before quoting anything.
Rate rule: NEVER state a specific rate, APR, or guaranteed approval on a call or in writing. Talk qualification & structure — confirm numbers in writing after application.
Hook "Hey [Name], this is Jermaine Fields with DSCR Insider — I'll keep it quick. I'm an investor-focused loan officer licensed in California and Missouri through NEXA Mortgage. I specialize in the loans that don't fit the standard bank box — rental loans that qualify on the property's income, bank-statement loans for self-employed buyers, bridge and BRRRR money, equity lines on rentals — and I still do conventional, FHA, VA, and USDA when those fit better. Are you working on anything right now, or looking at financing for the next deal?"
2 · Discovery — find the box (ask, don't pitch)
"Is this a rental, a primary, or a flip/rehab?"
"Are you qualifying on tax returns, or would it be easier to use the property's income, your bank deposits, or 1099s?"
"Buying, refinancing, or trying to pull equity out?"
"Buying in your name or an LLC?"
"Where are you on credit and down payment — ballpark is fine?"
3 · Pivots by scenario (educational — no promises)
Buy-and-hold / scaling "That's a DSCR loan — it qualifies on the property's rental income instead of your personal tax returns or DTI. If the rent supports the payment, that's the conversation, and there's no Fannie-Mae property cap stopping you at ten doors."
Self-employed / write-offs "A bank-statement or 1099 program may fit — those qualify on your deposits or 1099 income instead of tax returns, so your write-offs don't sink you."
Flip / BRRRR / rehab "A bridge or fix-and-flip loan funds the purchase and rehab, then you exit into a DSCR refinance once it's rented and stabilized. We map the timeline and the exit up front."
Pull equity from a rental "Two ways: a DSCR cash-out refinance, or an investment HELOC / 2nd lien that leaves your low first-mortgage rate untouched. Depends on whether you want to keep the current loan."
Short-term rental "There are STR DSCR programs that use Airbnb/VRBO income — documented with statements or market data."
Many doors "A portfolio or blanket loan can wrap multiple properties under one loan and one closing."
High-net-worth / retired "If income's hard to document but you've got strong reserves, an asset-based program can turn those assets into qualifying income."
Foreign national / ITIN "We have programs for foreign nationals and ITIN borrowers buying U.S. rentals — qualified on the property or alternative docs."
Primary / owner-occupant "Then conventional, FHA, VA, or USDA is usually the better path — and renovation loans if it needs work. I do those too."
4 · The close (signature ask)
CTA "Here's the easy next step: send me the deal — address and projected rent, or your scenario — and I'll run the numbers and tell you what fits. No obligation. What's the best email or cell to send you my info?"
Tier 1 · Core focus — investor & Non-QM
Study Guide — Tier 1
Your bread-and-butter, most-common, on-brand programs. Figures are typical — confirm on the matrix.
What: VA loan for eligible service members / veterans.
Best for: Eligible veterans / active duty — owner-occupied. (You qualify personally — VA funding fee waived at 20% disability.)
Qualifies: Certificate of Eligibility; no down payment for eligible borrowers; funding fee may apply.
17. USDA
What: Government-backed loan for eligible rural/suburban areas, $0 down.
Best for: Owner-occupants in USDA-eligible areas (plenty in greater Missouri).
Qualifies: Property must be in an eligible area; household income limits apply; guarantee fee applies.
18. Renovation (FHA 203k / Fannie HomeStyle)
What: Finances the purchase plus rehab in a single loan, based on after-improved value.
Best for: Owner-occupants (203k) and some investors (HomeStyle) buying fixers.
Qualifies: Full doc; contractor bids and draws required; appraisal subject-to-completion.
19. Construction / Construction-to-Perm
What: Funds ground-up build, converting to a permanent loan at completion.
Best for: Build investors and owner-occupants on new construction.
Qualifies: Plans, budget, and builder review; draw schedule; one or two closings depending on structure.
Reference
Lender Program Guidelines
Detailed, real lender program references — UWM Investor Flex, KIND DSCR, Asset Utilization, Bank Statement, Condos, and Conventional ARMs — now live in their own growing library so they stay easy to find and expand as you add lenders.
Property type & occupancy — rental, primary, or flip?
Buying, refinancing, or pulling equity?
Ballpark middle credit score.
Personal name or LLC?
Down payment / equity available.
Timeline & exit (especially bridge/BRRRR).
Property condition — turn-key or needs rehab to be rentable?
Do you currently own any real estate? — a true first-time buyer (no property) hits DSCR housing-history overlays (KIND needs 12-mo primary ownership; route to a more flexible lender like UWM).
Red flags to surface up front
Not rent-ready day one → likely needs bridge/rehab or renovation loan first, then DSCR exit.
Short hold / flip → watch the prepayment-penalty structure on DSCR.
LLC ownership → gather the operating agreement; major owners typically guarantee.
Owner-occupied → not DSCR; route to conventional/FHA/VA/USDA.
Wants equity but loves their 1st-mortgage rate → HELOC/2nd lien, not a cash-out refi.
Required documentation — every DSCR submission
Collect these up front. Clean files = faster approvals. (NonQM standard checklist; exact appraisal counts vary by lender — confirm.)
Signed 1003 — no income or employment listed (DSCR qualifies on the property, not the borrower).
Lease or market-rent estimate — current lease if tenant-occupied; Form 1007 market rent or AirDNA for vacant or STR properties.
Reserves documentation — bank statements or verified assets.
Appraisal — 1 appraisal ≤ $2M; 2 appraisals > $2M; CDA/ARR required if CU score > 2.5. (Note: KIND's threshold is 1 up to $1.5M / 2 at $2M+ — confirm per lender.)
Entity docs (if vested in an LLC) — operating agreement & EIN.
Broker tip: have clients gather docs before submission — a complete file moves to clear-to-close faster.
Compliance
Jermaine Fields · Loan Officer · NMLS #2067609 · DSCR Insider — Powered by NEXA Lending · NEXA Mortgage, LLC #1660690 · Licensed in California & Missouri only (not Kansas) · Equal Housing Lender.
Educational only; not a commitment to lend. Rates, terms, and program guidelines vary by lender and are subject to change. All figures must be confirmed in writing. Before sharing any version of this externally, run final copy past NEXA compliance.