Mr. stevens refi

Short answer

You have multiple DSCR options that fit your scenario at 70% LTV with a 651 FICO in North Carolina. Best matches: A&D Mortgage, Deephaven, NQM Funding, and Wholesale Mortgage Direct. AmWest, Angel Oak, and The Lender miss today at 70% LTV with 651 FICO. Champions Funding likely fits but may only offer a 3‑year prepay (not 5‑year).

Recommended programs that fit

Lender	Program	Fit	Why it fits your scenario	Notes
A&D Mortgage	DSCR (No DTI)	Yes	SFR investment, cash‑out, NC, 1st lien, 70% LTV, min FICO 620, DSCR ≥1.0, loan ≥$100k, 6 mo reserves OK	1–5 yr PPP options available
Deephaven	DSCR	Yes	SFR investment, cash‑out, NC, 70% LTV (≤80% max), min FICO 640 with DSCR ≥1.0, loan ≥$100k, 6 mo reserves OK, 5‑yr PPP allowed	If first‑time investor, higher FICO may be required; STR not eligible at your profile
NQM Funding	Investor DSCR	Yes	SFR investment, cash‑out, NC, 1st lien, 70% LTV (≤75% max), min FICO 640, DSCR ≥1.0, loan amount OK, 6 mo reserves OK, 5‑yr PPP allowed	Higher‑tier DSCR program (DSCR Supreme) needs 720 FICO (not needed here)
Wholesale Mortgage Direct	KEYSTONE DSCR	Yes	Min FICO 640, DSCR ≥0.75, cash‑out typically up to 75–80% LTV, min loan $100k, reserves 3–6 mo, 1–5 yr PPP	Max cash‑out amounts may apply
Wholesale Mortgage Direct	Nitro DSCR 1‑4 Unit	Yes	Min FICO 620, DSCR tiers incl. ≥1.0, cash‑out ≤75% LTV, min loan $125k, reserves ≥6 mo, 1–5 yr PPP	Good flexibility at your FICO/DSCR
Champions Funding	Accelerator DSCR 1‑4 Unit	Possible	SFR investment cash‑out, NC, min FICO 620, DSCR ≥0.75, loan ≥$125k, 6 mo reserves OK at 70% LTV	Program shows standard 3‑yr PPP; 5‑yr option not indicated—confirm availability

Programs that miss (today)

• AmWest — Investor Advantage: Needs 680 FICO for 70% LTV cash‑out; with 651 FICO, max is 60% LTV.
• Angel Oak — Investor Cash Flow (DSCR): Requires ≥680 FICO for 70% LTV cash‑out. Consider Bank Statement or Portfolio Select if you can use income docs instead. ^{[1] [2]}
• The Lender — NONI series: Cash‑out not allowed for FICO 620–659 (your 651). Needs ≥660 for cash‑out.
• Change Wholesale — Investor DSCR: Indicated as eligible at 70% LTV, 651 FICO, DSCR ≥1.0, min loan OK, 5‑yr PPP allowed. Program availability varies—confirm current offerings.

Just missed: FundLoans – min loan is $200,000; your request is $175,000.

What I need to lock this in

• Is the property a long‑term rental (not short‑term/Airbnb)?
• Are you a first‑time investment property borrower?
• Current PITIA and market/lease rent (to confirm DSCR ≥1.0).
• Entity vesting (LLC or personal)?

Want me to price the top four fits (A&D, Deephaven, NQM Funding, WMD) and estimate cash‑out proceeds with a 5‑year prepay?

Short answer

At 70% LTV with a 651 FICO and a 5‑year prepay, your best pricing options today are A&D Mortgage and NQM Funding. Other lenders either cap cash‑out at ≤65% LTV or require higher FICO for 70% LTV.

Best-exec options to price now

Lender	Program	Eligibility at 70% LTV	5‑yr PPP	Indicative Rate/Points	Notes
A&D Mortgage	DSCR (No DTI)	Yes	Yes	Live quote needed	Fits your file: SFR, NC, cash‑out, DSCR ≥1.0, 651 FICO, $175k, 6 mo reserves. They price 5‑yr PPP and allow DSCR/no‑ratio tiers. Live run needed for exact rate/points.
NQM Funding	Investor DSCR	Yes	Yes	~8.75%–10.25% with ~1.0–3.0 pts	Eligible at 70% LTV with 651 FICO and DSCR ≥1.0; small‑balance and cash‑out LLPAs apply. Live quote will firm up pricing.

Not eligible at 70% LTV (why)

• AmWest/Investor Advantage: Needs 680 FICO for 70% LTV; at 651 FICO max is 60% LTV (65% requires 660). 5‑yr PPP available.
• Angel Oak: DSCR cash‑out at 70% requires 680 FICO; 651 ineligible ^[1].
• Deephaven/DSCR: Cash‑out ineligible in 640–659 FICO band; even 680–699 caps cash‑out at 60% LTV ^[1].
• Champions Funding/Accelerator DSCR: Min FICO 680; standard PPP is 3‑year (no 5‑yr) ^[1].
• The Lender/NONI series: Cash‑out requires ≥660 FICO.
• Wholesale Mortgage Direct: KEYSTONE/Nitro DSCR cap cash‑out to 65% LTV for 640–659 FICO; 70% needs ≥680 ^[3][1].
• Change Wholesale: No DSCR/non‑QM cash‑out path at 70% LTV with 651 FICO ^[1].

Next step: what I need to run live pricing

Reply with:

• Lock term: 30 or 45 days
• Product: 30‑yr fixed or ARM; interest‑only or fully amortizing
• Escrows: Yes/No (escrow waiver adds cost)
• Entity vesting: Personal or LLC
• DSCR confirmation: Monthly PITIA and market/lease rent (target DSCR ≥1.0)

I’ll then return live rate/points and estimated cash‑out proceeds for A&D and NQM Funding with your requested 5‑year prepay.