Action Plan — STL BRRRR Engine

1 · UWM AE Call Sheet — DSCR "no minimum" confirmation

The claim from class: UWM Investor Flex DSCR has no minimum loan amount. If true, it rewrites the sub-$50K strategy in Detroit/STL/Memphis — those "Portfolio DSCR only" properties become individually financeable. Confirm on a recorded line, get it in writing (rate sheet or matrix PDF).

The questions, in order

• Loan floors: Confirm no minimum loan amount on Investor Flex DSCR. Is there a minimum property value? A pricing penalty (LLPA) below $100K / $75K / $50K?
• Core box: Min DSCR ratio · min FICO · max LTV purchase / rate-term / cash-out
• BRRRR takeout (the money question): Cash-out seasoning — how soon after purchase can I refi using the NEW appraised value (ARV) instead of cost basis? 3 months? 6? 12?
• Vesting: LLC OK? First-time investor OK?
• Condition: Minimum property condition (C4?) — matters for near-turnkey STL/Detroit stock
• Income: 1007 rent schedule vs. lease? STR/AirDNA income accepted?
• Prepay: PPP structures by state — MO options, CA restrictions
• Reserves & gift funds on DSCR
• VA side (for the military play): UWM's overlays on VA multi-unit rental income — do you count the full 75% of the appraiser's rent schedule? Landlord-experience overlay? Reserve overlay? How do you handle the 3–4 unit self-sufficiency test?
• Logistics: Turn times · appraisal availability on low-balance MO properties · portal setup

2 · VA Military Play — LA AFB + Edwards AFB

The rule, stated correctly (this is your flyer's fine print)

• VA multi-unit (2–4 units, veteran occupies one): 75% of the appraiser's rent schedule from the other units counts as qualifying income — not your own rent estimate.
• 3–4 unit properties must pass VA's self-sufficiency test — total rents must cover the full payment.
• VA itself does NOT require landlord experience for the subject property. Experience requirements, 70%-instead-of-75% counts, and 6-month reserves are lender overlays — which means "I shop lenders to find the cleanest VA overlay profile" IS the pitch.
• Departure residence: with a lease, rent can offset the old PITIA — the move-up house-hack chain.

The hook

"0% down. Live in one unit. Count 75% of the rent from the others to qualify. That's a VA duplex house-hack — and most veterans have never heard of it." In SoCal prices, this is the only 0%-down path to a multi-unit.

Your unfair advantage — you're one of them

Disabled veteran · 20% rating · existing base access (LA AFB commissary patron) · VA funding fee WAIVED on your own loans. You're not an outside vendor asking permission to get in — you're a fellow vet who already walks the aisles. And your own story ("I'm a disabled vet, I used these exact benefits") is more persuasive than any flyer. Lead with it in every piece of content.

Getting in front of them — updated access map

• What your access covers: being present, shopping, talking to people, wearing the brand, building relationships — organic networking as a patron is fully legit. What it doesn't cover: soliciting. Handing out flyers in the commissary line or setting up an unapproved table is commercial solicitation regardless of your ID card — that path can jeopardize the access you have. Keep the two separate.
• The organic play (start now, costs nothing): conversations as a fellow vet · commissary/exchange community bulletin boards (most have an approved-posting process — ask customer service where to submit) · base-community and spouse Facebook groups, where you're posting as a veteran member, not a vendor.
• The official booth (formal path): commissaries and exchanges run vendor/tabling programs, and MWR commercial sponsorship covers events — as a disabled-vet-owned business you'll get a warmer reception, but it still needs the paperwork. Ask the commissary store director where vendor-table requests go; for Edwards, contact its MWR sponsorship office.
• The education side door (best credibility-per-hour): Airman & Family Readiness Center financial-readiness classes — "VA home-buying 101, taught by a disabled vet who's also an MLO." Education first, cards available.
• Off-base, no permission needed: VFW + American Legion posts (join as a member — you qualify) · realtor partners farming El Segundo and Lancaster–Rosamond · the Antelope Valley angle: Edwards personnel buy in Lancaster/Palmdale — already your AV DSCR territory.

3 · The Big One — STL BRRRR Engine

Three gears: find the deals → finance both ends → film the process. The deal-hunter agent and Deal Sheet already run gear one weekly.

Gear 2 — the lender matrix (fill via Ryan + AEs)

Gear 3 — "Run the Numbers Live" (screen-share series)

• Format (8–12 min): Hook (listing on screen: "This St. Louis house costs $40K — watch me run it") → the listing + street view → block check → rehab guess by line item → BRRRR math (all-in / ARV / refi proceeds) → DSCR on the takeout → verdict: deal or no deal → CTA.
• Tooling you already own: STL Deal Sheet as the on-screen anchor · STL_DSCR_Deal_Analyzer.xlsx for live math · QuickTime/OBS screen record · your ElevenLabs/CapCut pipeline for polish (or raw voice — raw reads more authentic for this format).
• Distribution: Full video → YouTube (DSCR Insider) → clip 60-sec verdict for Shorts → post natively to the STL Facebook investor groups with 2–3 sentences of value-first text.

Facebook group plan (the part that converts)

• Read each group's promo rules first — most ban ads but welcome deal breakdowns. Value posts survive; pitches get deleted.
• Cadence: 1 breakdown post/week per group (staggered), always disclosing "I'm a MO-licensed loan officer — numbers are estimates, not offers." Answer every comment; the DMs are the pipeline.
• The ask, sparingly: every 3rd–4th post, mention the weekly Deal Sheet; profile links to start.dscrinsider.com.
• Compliance: the post template + episode end-card go through NEXA as standing templates — one approval, reuse forever (same play as the Deal Sheet).

Parked (next round)

• Pricing playbook — LLPAs, credits vs. buy-downs, flexing your 220 bps to win deals
• Phone answering — AI receptionist vs. OpenPhone-style routing for the Google Voice number
• SoCal meetup calendar refresh — current REIA/LAC-REIA dates