Lougie Refinance - 1453 Penn Ave

Short answer

You have multiple viable DSCR options for a Foreign National R/T refi at 70% LTV in Pennsylvania on an SFR. Best immediate fits: Angel Oak, Deephaven, LoanStream (Core DSCR), and NQM Funding (Investor DSCR). Champions is blocked by minimum loan size; Arc Home’s DSCR products don’t allow Foreign Nationals. A&D is eligible, but expect Pennsylvania prepayment penalty restrictions.

Program fit summary

Lender	Program	Eligible?	Key points
Angel Oak	Investor Cash Flow	Yes	FN allowed; PA OK; min loan $100k (you’re ~ $105k); DSCR min 1.00; FN reserves 12 mo; 5-yr PPP available (subject to state) [1][2]
Deephaven	DSCR	Yes	FN OK; PA OK; min loan $100k; FN DSCR cap 70% LTV on R/T; 6 mo reserves; 5-yr PPP available subject to state [1][179]
Loan Stream	Core DSCR	Yes	FN allowed; min loan $100k; FN often needs 700+ FICO and 12 mo reserves; 5-yr PPP available in most states; PA generally eligible [1][2]
NQM Funding	Investor DSCR	Yes	Min loan $75k; DSCR ≥1.00 works at 70% LTV; PA allowed; standard DSCR PPP menu allowed [1][163]
A&D Mortgage	Foreign National DSCR	Yes	FN DSCR OK at 70% LTV; min loan met; note: A&D flags PA PPP restrictions—expect PPP may not be allowed in PA [1][100]
Champions Funding	Foreign National DSCR (Ambassador)	No (min loan)	Min loan $125k; your est. loan ~$105k at 70% LTV is too small; PPP menu shows 3-yr standard; PA PPP only if loan >$319,777 per their matrix [1][7]
Arc Home	Access/Edge DSCR	No (FN ineligible)	Arc DSCR doesn’t allow Foreign Nationals—would require separate FN program not listed here [6][23]

Important: Pennsylvania prepayment penalties. Several lenders allow 5-year PPPs in general, but PA imposes restrictions. Champions explicitly disallows PPPs on 1–2 unit loans unless loan amount > $319,777 ^[7]. A&D expects PPPs not permitted in PA. We should confirm each lender’s PA PPP policy for your exact loan amount.

Notes for your scenario (SFR, Rate/Term, 70% LTV, DSCR 1.43, FN, PA)

• DSCR and LTV: You meet or exceed DSCR minimums; 70% LTV aligns with FN caps at several lenders ^[1][2].
• Minimum loan amount: ~ $105k (70% of $150k) clears min loan for Angel Oak, Deephaven, NQM, LoanStream; misses Champions’ $125k min.
• Reserves: Expect 6–12 months PITIA for Foreign National variants (Angel Oak: 12 mo; Deephaven: 6 mo; LoanStream: FN overlay 12 mo) ^[2][1][1].
• Credit: Some lenders allow FN without U.S. score using alternative/foreign credit; LoanStream Core typically wants 700+ for FN ^[178][1].

Next steps (to lock the best option and confirm PA PPP)

Please share:

• Credit score (U.S. FICO if available; if no U.S. score, confirm foreign/alt credit).
• Exact target loan amount.
• Months of reserves available and where funds are held.
• Current lease/rent and occupancy (for DSCR validation).
• Desired vesting (individual vs. U.S. LLC).

I can then price Angel Oak, Deephaven, LoanStream Core, and NQM side-by-side and confirm Pennsylvania PPP treatment for your exact loan size.

Short answer

You have multiple DSCR options that fit: AmWest and Newfi are the best matches for a 70% LTV Foreign National R/T refi in Pennsylvania with a 5-year prepay. HomeXpress and LendSure also fit but don’t offer a 5-year PPP. Others are ineligible due to FN restrictions or minimum loan size.

Best-fit programs for your exact scenario

Lender	Program	Eligible?	5-yr PPP	Key notes
AmWest	Investor Advantage	Yes	Yes (PA business-purpose allowed)	Min loan $75k; DSCR min 0.85 (you’re 1.43); min FICO 620; typically 3 mo reserves; LLC OK [1][3][5]
Newfi Lending	Sequoia Foreign National - DSCR	Yes	Yes (PA allowed)	Min loan $100k; reserves 12 mo; FICO ≥680 or alt foreign credit; LLC OK; DSCR ≥1.00 (you qualify)
HomeXpress	InvestorX	Yes	No (2-yr or none only)	FN allowed; min loan $100k; FN max LTV 70% (you’re at cap); min FICO 620; ≈3 mo reserves
LendSure Mortgage	Foreign National	Yes	No (3-yr only)	FN allowed; 12 mo reserves; US or foreign credit; DSCR allowed; Investor Cashflow DSCR program not eligible due to $150k min loan
REMN Wholesale	Investor Cash Flow	Not at $105k	Yes (if eligible)	FN allowed but min loan $125k; you’re short. If loan ≥$125k, DSCR ≥0.75; reserve/FICO rules apply
UWM	Investor Flex series	No	—	Does not allow Foreign National borrowers; also max PPP is 3 years
The Loan Store	Bank Statement / Flex Income Non-QM	No	—	No DSCR and FN excluded; their Flex DSCR FN tier needs ≥$150k loan (you’re ~ $105k)
Axos Bank	DSCR	No	—	DSCR product set does not allow FN (Express) or requires ≥$150k (Expanded)
Orion Lending	—	No	—	No active programs listed on platform

You requested a 5-year prepayment penalty. That’s available with AmWest and Newfi for business-purpose DSCR loans in PA; HomeXpress and LendSure don’t offer a 5-year PPP in this scenario. ^[1]

What I recommend now

• If 5-year PPP is required: prioritize AmWest or Newfi.
• If 5-year PPP is flexible: HomeXpress (2-year) or LendSure (3-year) can work with lighter reserve needs (HomeXpress ≈3 months vs. Newfi 12 months).

Quick confirmations needed

• U.S. FICO score (or confirm no U.S. score for alt/foreign credit).
• Exact target loan amount (currently ~ $105k).
• Months and source of reserves.
• Vesting (individual vs. U.S. LLC) and long-term vs. short-term rental basis.

I can price AmWest vs. Newfi side-by-side and confirm final PPP disclosures for PA once I have the above.