1,225,000 purchase 980k loan 80% SFR in FL 720 scores

Short answer: I can price this right now, but I need your lock term and product choice. Also, most lenders won’t allow 85% LTV at DSCR 1.00 and 709 FICO—only a few options remain at 85%. If you can do 80% LTV, many more lenders open up and pricing improves.

Key takeaways

• 85% LTV at DSCR 1.00, 709 FICO:
  • Likely eligible: The Lender — NONI. Exact rate/points require today’s sheet.
  • Not eligible or capped lower: FundLoans — SPECTRUM ELITE (75–80% max), A&D — DSCR (No DTI) (80% max), Deephaven — DSCR (80% max), Loan Stream — Core DSCR (80% max; 85% would require higher DSCR), Loan Stream — Sub1 DSCR (70% max), NQM Funding — Investor DSCR (85% only with 720+ FICO; at 709 FICO cap is 75% and 6 months reserves).
  • Not currently available on MortgageQ for pricing: Arc Home, Change Wholesale (no active programs listed here).

Why I can’t show a single “rate” yet

• DSCR pricing is daily/market-driven and depends on LTV, FICO tier, DSCR tier, lock period, product (fixed/ARM, IO), impounds, and PPP. Lenders require a live rate sheet pull.

What I need to quote your exact rate and points now

• Lock period: 30 or 45 days?
• Product: 30-yr fixed or ARM? Any interest-only?
• Impounds: yes/no
• Vesting: individual/LLC
• Estimated market rent (for DSCR calc confirmation)

Eligibility notes (high level, from lender guidelines)

• FundLoans: DSCR max 80% LTV (75% for Elite tiers). 3-year PPP standard ^[1][49].
• A&D: DSCR fit at ≤80% LTV; 3-yr PPP allowed.
• Deephaven: DSCR purchase max 80% LTV; 3-yr PPP allowed.
• NQM Funding: 85% LTV needs 720+ FICO; with 709 FICO, 75% max and 6 months reserves ^[1][5].
• LoanStream: Core DSCR caps around 80% at your DSCR; Sub1 DSCR 70% max ^[1].
• The Lender: NONI appears to allow 85% LTV at DSCR 1.00; 3-yr PPP available.

Just missed

• Angel Oak was excluded due to reserves (needs ≥6 months; you have 3).

Next step options

• Keep 85% LTV: I’ll price The Lender — NONI and see if any others fit a niche box.
• Improve terms and lender count: Drop to 80% LTV and I’ll price FundLoans, A&D, Deephaven, LoanStream side-by-side.

Tell me:

1. 30- or 45-day lock
2. Fixed or ARM; IO or P&I
3. Impounds yes/no
4. 85% LTV or OK with 80% I’ll return a live rate/points grid immediately.

Short answer

10 months of reserves helps, but it doesn’t change max LTV. At your profile (709 FICO, DSCR 1.00, FL SFR, ~$1.0M), only The Lender — NONI still allows 85% LTV. Most others cap at 80% (or 75% for some). I can price rates now—tell me your lock term (30/45 days) and product (30-yr fixed vs ARM, IO or not).

Lender results at 10 months reserves

Lender	Program	Max LTV (Your tiers)	Reserves needed	Notes
FundLoans	SPECTRUM ELITE / Spectrum+	75% (Elite) / 80% (Spectrum+)	12 mo (Elite) / ~3 mo ≤$1M	No path to 85%; IO reduces max by 5% [49][1][3]
A&D Mortgage	DSCR (No DTI)	80%	3 mo	IO available; 3-yr PPP allowed; no 85% in FL [2][1]
Arc Home	Access/Edge DSCR	80%	3–6 mo+	IO needs >1.00 DSCR; 3-yr PPP allowed [2][4]
Champions Funding	Accelerator DSCR 1–4	80% at 700 FICO (85% needs 740+)	Meets	3-yr PPP ok; you’re under the 85% score tier [1]
Change Wholesale	Investor DSCR	80%	6 mo (>$500k–$1M)	Meets reserves; 85% not offered [1]
Deephaven	DSCR	80%	3 mo (≤$1M)	IO capped at 75%; 3-yr PPP allowed [—]
NQM Funding	Investor DSCR	75% at 700–719 FICO (85% needs 720+)	6 mo	Your 709 FICO caps at 75% [1][5]
LoanStream	Core DSCR	80%	3 mo	IO available up to 80%; Sub1 not applicable [1]
The Lender	NONI	85% (≤$1M, FICO ≥700, DSCR ≥1.0)	0 mo (purchase ≤$1M)	IO available; 3-yr PPP allowed; your file fits 85% [9][12]

Bottom line: Reserves are solid, but they don’t raise LTV caps. Best path to keep 85% is The Lender — NONI. At 80% LTV, many lenders price competitively.

Ready to price your rate

Please confirm:

• Lock: 30 or 45 days
• Product: 30-yr fixed or ARM; Interest-Only or P&I
• Impounds: yes/no

I’ll return a live rate/points grid for NONI at 85% and best-ex at 80% across 2–3 lenders.

Short answer

At 10 months reserves, none of the next lenders offer 85% LTV on DSCR at your tiers. Best DSCR max is 80% (several lenders). One 85% option exists using bank-statement income (not DSCR) but it won’t allow a 3-year prepay.

What each lender will do for your scenario (FL SFR, DSCR 1.00, FICO 709, $998,750, 3-yr PPP)

Lender	Program	Max LTV	Reserves	3-yr PPP	Notes
AmWest	Portfolio/Investor DSCR	80%	3–6 mo	Allowed	85% not offered on DSCR [1]
Newfi Lending	Sequoia DSCR	80%	4 mo	Allowed	85% not available [—]
Orion Lending	COIN/COIN X DSCR	80%	2–6 mo	Allowed	85% not available [10][10]
Axos Bank	DSCR EXPRESS	80%	3 mo	Allowed	Expanded DSCR 75% [4]
LendSure	Investor Cashflow (DSCR)	75%	6 mo	Allowed	Your ~$1.0M loan is in the 75% tier [4]
The Loan Store	Flex DSCR Non-QM	80%	~6 mo	Allowed	85% only on Bank Statement program (not DSCR) and no PPP [6][9]
REMN Wholesale	Investor Cash Flow (DSCR)	70%	6 mo	Allowed	DSCR capped at 70% [—]
BluePoint Mortgage	DSCR Blue Expanded	80%	2–6 mo	Allowed	Platinum DSCR 75% [1][1]

Bottom line: For DSCR at DSCR=1.00 and 709 FICO, your workable max is 80% LTV with several lenders. If you must stay at 85% LTV, you’d need to switch to a bank-statement program (no DSCR) and drop the 3-year PPP.

Ready to price live rates

Confirm:

• Lock term: 30 or 45 days
• Product: 30-yr fixed or ARM; Interest-Only or P&I
• Impounds: yes/no
• OK to price at 80% LTV, or do you want the 85% bank-statement (no PPP) option priced too?

I’ll return a rate/points grid for the best DSCR 80% options side-by-side.

Short answer

At your profile (FL SFR, DSCR 1.00, 709 FICO, $998,750 loan, 10 months reserves, 3‑yr PPP), none of the available lenders will allow 85% LTV on DSCR. Most cap at 80% LTV; a few at 75%. I can price exact rates today at 80% (and 75% where required)—tell me lock term (30/45 days) and product (fixed vs ARM, IO or not).

What each lender will do for this DSCR scenario

Lender	Program	Max LTV (your tiers)	Reserves need	IO allowed	3‑yr PPP	Notes
HomeXpress	InvestorX DSCR	Likely 80% (85% not confirmed for DSCR 1.0/709)	6+ mo if >70%	Yes	Yes	DSCR 1.0 OK; 30‑yr fixed, 5/1 ARM, IO available [5] [2]
ACC Mortgage	DSCR Residential	80%	2 mo	Yes (to 75%)	Yes	Your $998,750 would need to drop to ≤$940,000 [—]
Forward Lending	Forward SELECT (DSCR)	~70–75%	≥3 mo	Possible	Yes	SELECT needs DSCR ≥1.25; Alt Agency 85% is full‑doc, not DSCR [—]
Brokers First Funding	DSCR	80%	2 mo	Not stated	Yes	DSCR 1.0 OK; 85% not allowed [1] [3]
LendingPros	Closed End	75%	Not listed	Not listed	Not listed	If >80% CLTV, DSCR must be ≥1.25 (you’re 1.00) [1]
American Heritage Lending	Invest Star	75%	12 mo (need +2)	Yes (to 75%)	Yes	Invest Star Plus needs higher DSCR/FICO for 85% [1] [4]
Newrez Wholesale	SmartVest Platinum	80%	6 mo (≤$1M)	Yes	Yes	DSCR ≥1.0 OK; 85% not offered on DSCR [5] [8]

Bottom line: To keep DSCR, target 80% LTV (max loan ≈ $940,000 on $1,175,000 value). At 75% LTV, more programs open. If you must stay at 85% LTV, you’d need to switch to a non‑DSCR/full‑doc path.

Ready to price your rate

Confirm:

• Lock: 30 or 45 days
• Product: 30‑yr fixed or ARM; Interest‑Only or P&I
• OK to price at 80% LTV (and 75% options)?

I’ll return a live rate/points grid across ACC, Newrez, Brokers First Funding (80% LTV) and LendingPros/AHL at 75%.

Short answer

Yes—5/6 ARMs are available. You’re eligible for multiple DSCR programs at 80% LTV; I can show the exact buy‑down cost (points) to reach your target rate once you confirm lock term and whether you want IO or P&I. Note: some lenders cap the prepay at 3 years.

Best-fit lenders for 80% LTV DSCR (5/6 ARM OK)

Lender	Program	5/6 ARM	IO at 80% LTV	Prepay term	Notes
HomeXpress	InvestorX DSCR	Yes (SOFR; 2/1/5 caps)	IO available (qualifies on IO); max LTV subject to matrix	PPP available (confirm term)	Eligible at 80% LTV; discount point buydowns allowed [10][6][2]
Newrez Wholesale	SmartVest Platinum	ARM available in Smart Series (confirm product at lock)	IO available (30‑yr/40‑yr)	Max 3‑yr (no 5‑yr)	Eligible at 80% LTV; reserves 6 mo req (you have 12) [5][4][8]
American Heritage Lending	Invest Star	Yes (SOFR; 2/2/5 caps; floor=start)	IO allowed but capped to 75% LTV	5‑yr PPP allowed	80% LTV requires P&I at your DSCR [5][4]
Brokers First Funding	DSCR	Yes (5/6 ARM)	IO allowed to 75% LTV	5‑yr allowed; structure = 6 mos interest >20%/yr	80% LTV on P&I; DSCR ≥1.00 OK [1][3]
ACC Mortgage	DSCR Residential	ARM available	IO to 75% LTV	3‑yr standard (no 5‑yr)	At DSCR 1.00, LTV likely 70–75%; 80% needs higher DSCR [1-2][4]
Forward Lending	Forward SELECT	5/6 ARM	IO available	Allowed	Ineligible at DSCR 1.00 (needs ≥1.25); Alt Agency is full‑doc [—]
LendingPros	Closed End DSCR	5/6 ARM	IO available	PPP available (confirm)	DSCR matrix doesn’t fit at your value/tiers; price via Non‑QM alt path [—]

Bottom line: We can run live pricing/LLPAs and show the cost to buydown for 30‑yr fixed and 5/6 ARM across HomeXpress, Newrez, AHL, and Brokers First. Newrez caps PPP at 3 years; AHL and BFF allow 5‑year. IO at 80% is typically not available—expect P&I for 80% LTV; IO options price at 75% LTV.

What I need to return a rate/points buy‑down grid

• Lock term: 30 or 45 days
• Products to quote: 5/6 ARM P&I, 30‑yr fixed P&I; include IO at 75% LTV as a reference?
• Impounds: yes/no
• Vesting: individual or LLC

Reply with those, and I’ll deliver a side‑by‑side grid showing:

• Par rate and price
• Buy‑down to 0.5–3.0 points and the resulting rate
• Any ARM caps/margins and PPP adders for each lender