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.
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.
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.