Phung duplex purchase

Find loans that will work for this scenario: Property Type: 2-4 Unit, Property State: Florida, Lien Position: 1st Lien, Loan Purpose: Purchase, Occupancy Type: Investment Property, Credit Score: 800, Min Debt Service Coverage Ratio (DSCR): 1.25, LTV: 70%, Loan Amount: $308,000, Months of Reserves: 12 months, Income Type: Debt Service Coverage Ratio (DSCR & No Ratio DSCR), Property Value: $440,000, Citizenship: US Citizen, Prepayment Penalty: 5 Year. These are my loan scenario requirements, please recommend programs that will work for this scenario.

Short answer

You have multiple matches at 70% LTV, DSCR ≥1.25 (or No-Ratio), $308k in FL with 12 months reserves. Strong fits with Arc Home, Deephaven, NQM Funding, The Lender, and Angel Oak (all offer 5‑year prepay). Champions Funding and LendSure fit most terms but do not offer a 5‑year prepay.

Best-fit DSCR programs (meets all your requirements, including 5-year prepay)

Lender	Program	DSCR acceptance	5‑yr Prepay	Key notes
Arc Home	Access DSCR, Edge DSCR	DSCR ≥1.00; No‑Ratio available	Yes	2–4 unit FL OK; 3 mo reserves needed (you have 12) ^[2–4,6,8]
Deephaven	DSCR	DSCR ≥1.00	Yes	FL 2–4 unit purchase OK; 3 mo reserves min; $100k min loan ^[1], ^{[168–170,196)]}
NQM Funding	Investor DSCR, Investor DSCR No Ratio, DSCR Supreme	DSCR and No‑Ratio options	Yes	Purchase caps to 75–80% (you’re at 70%); 3 mo reserves at your loan size ^[54–57], ^{[30,33,38,40,43]}
The Lender	NONI, NearNONI, NONI+, SuperNONI	DSCR & No‑Ratio	Yes	2–4 units allowed; SuperNONI shows 3 mo reserves for purchases (you have 12)
Angel Oak	Investor Cash Flow (DSCR/No‑Ratio)	DSCR ≥1.00; No‑Ratio to 70% with ≥720	Yes	2–4 unit FL OK; 3 mo reserves; $100k+ loan amounts ^[1–2], ^[5]

Fits most terms but lacks 5-year prepay

Champions Funding — Accelerator DSCR 1–4 Unit: Program fit at 70% LTV with DSCR ≥1.00 or No‑Ratio, but standard prepay is 3 years; no 5‑year option listed ^[1], ^[172].
LendSure Mortgage — Investor Cashflow: 2–4 unit DSCR ≥1.0 OK at 70% LTV; prepay options are 12/24 months or 3 years only (no 5‑year) ^[4].

Programs not applicable from this search

Deephaven Equity Advantage DSCR (2nd lien only; not for purchases) ^[223)].
The Lender NONI58 and NONI58+ (5–8/5–10 units or mixed‑use; not 2–4 units).

Just missed (due to 5‑year prepay requirement)

Change Wholesale: requires 3‑year or no penalty (no 5‑year).
Newfi Lending: offers 1/2/3‑year or no penalty (no 5‑year).
Loan Stream: no prepay only (no 5‑year).

Recommendation

Prioritize Arc Home, Deephaven, NQM Funding, The Lender, and Angel Oak for your exact specs (2–4 unit, FL, 70% LTV, DSCR ≥1.25 or No‑Ratio, 12 months reserves, 5‑year PPP).
If you can accept a 3‑year prepay, Champions and LendSure are also strong.

Want me to price these top five side‑by‑side (DSCR 1.25 vs No‑Ratio) and show lowest-cost options at 70% LTV?