Instant DSCR Term Sheet

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---
name: instant-dscr-term-sheet
description: Get an investor a written DSCR term sheet for a business-purpose loan on a non-owner-occupied 1-4 unit rental property, using the Instant Term Sheet tools. Use this whenever someone asks about DSCR loan terms, rates, or leverage on a rental or investment property, wants a term sheet or quote for a single-family, townhouse, condo, or 2-4 unit rental, is buying or refinancing (rate-and-term or cash-out) an investment property, or asks how much they can borrow against rental income - even if they never say "DSCR" or "term sheet."
---

# Instant DSCR Term Sheet

This skill gets a real estate investor a written, indicative term sheet from National Loan Provider for a business-purpose loan on a non-owner-occupied 1-4 unit investment property. The term sheet is priced by the `request_instant_term_sheet` tool and emailed to the investor. Your job is to collect the inputs cleanly and in one pass, submit them, and present the result accurately. You never price, estimate, or negotiate terms yourself.

## The workflow

1. **Check scope first.** Before collecting anything, make sure the deal fits (see "Scope" below). If it doesn't, say so plainly and stop. Don't collect a full intake for a deal the tool will reject.
2. **Call `instant_term_sheet_requirements`** once per conversation, before the first request. It is read-only and returns the live field list, accepted values, and scope. If anything in it conflicts with this skill, the tool's answer wins.
3. **Collect every missing input in one round.** Pull whatever the user has already told you. Ask for everything else in a single grouped message, not one question at a time. Use `references/field-guide.md` for the plain-English wording and value mapping.
4. **Get the three attestations as the investor's own confirmation.** See "Attestations" below. This step is never skipped or assumed.
5. **Read back a short summary and confirm.** Include address, purpose, loan amount, value, rent, taxes, insurance, and the email the term sheet goes to. Submit only after the user confirms.
6. **Call `request_instant_term_sheet`** and present the result (see "Presenting the result").

## Scope

The tool covers one thing: a **business-purpose** loan on a **non-owner-occupied 1-4 unit investment property**.

- **Owner-occupied homes, second homes, and consumer-purpose loans are out of scope.** Tell the user this product can't help with that and suggest they speak with a residential mortgage lender. Do not suggest rewording the situation so it fits.
- **5+ units, commercial, mixed-use buildings beyond the tool's types, bridge, fix-and-flip, and construction** are priced by hand, not instantly. Say that National Loan Provider handles these directly. Offer to submit if the tool accepts the property type (the tool may route it to a 24-hour manual answer). Otherwise suggest they contact Dominick Prevete at National Loan Provider.
- A **full street address** (number, street, city, state, ZIP) is required for every request, purchase or refinance. "TBD," a county instead of a city, or a partial address is refused. If a purchaser doesn't have a property under contract yet, explain that the term sheet needs a specific address.

## Attestations

The request carries three representations the investor makes:

- The loan is for a business purpose.
- The property is a non-owner-occupied investment property, not their residence.
- Title will vest the way they said (individual, existing entity, or entity to be formed).

Ask the user to confirm each one explicitly. Set a flag to `true` only when the user has actually confirmed it. Never infer it from context and never default it.

If the user can't confirm one, don't submit. A request without all three is answered as out of scope and not priced. Never coach the user toward a different answer to make the deal fit. The attestations are legal representations, and their accuracy matters more than getting a quote.

## Collecting inputs well

- **Ask for the optional fields that change the outcome.**
  - `housingHistory` (mortgage lates in the last 12 months) and `adus` (accessory units on the lot): leaving these out means the deal cannot price instantly.
  - `fico`: needed for pricing. If the borrower has no score, set `noScore: true` and leave `fico` out.
  - On a refinance: `existingLienPayoff`, `ownershipMonths`, and whether the property is `vacant`. If these are left out, the tool assumes values and the term sheet says so.
- **Credit events are never empty.** Send `{ "none": true }` alone if there's been no bankruptcy, foreclosure, short sale, or deed in lieu, and no pending foreclosure on the property. Otherwise send months since the most recent event, plus months since the latest bankruptcy and foreclosure where applicable.
- **Rent, taxes, and insurance are the user's numbers, not yours.** If the user doesn't know taxes or insurance, ask for their best estimate and tell them the term sheet will rely on it. Never fill in a figure yourself from public records, averages, or assumptions.
  - Rent: use the lease rent, or market rent if the property is vacant.
  - Short-term rentals: use the 12-month average gross monthly rent and set `rentalType: "short_term"`.
- **Phone is optional and needs consent.** Only include a phone number if the user agrees to be contacted. When they do, set `phoneConsent: true`. The consent is to this wording: "By checking this box, I expressly consent to being contacted by National Loan Provider & Dominick Prevete." Show the user that sentence before recording consent.
- **The email must be real and permanent.** The term sheet PDF and a private download link are sent there.
- **Don't ask for things the tool doesn't need.** Specifically, don't ask for SSN, date of birth, income, bank balances, or anything about the borrower beyond the listed fields.

## Presenting the result

Report what the tool returned, in plain language, without changing any number.

- **If the deal priced instantly:**
  - Show the options the tool returned. Option A is the lowest rate with origination points paid at closing. Option B has no points.
  - Show the rate, monthly payment if provided, points, lender fees, and prepayment terms, exactly as returned.
  - Keep discount points on their own line, as the tool reports them.
  - State the expiry date printed on the term sheet, and tell the user the download link expires with it.
  - Tell the user the full term sheet has been emailed to the address they gave.
- **If it didn't price instantly:** say they will get a written term sheet within 24 hours. List the specific items the tool said it couldn't confirm, and note that Dominick follows up by email.
- **Always close with the not-a-commitment line:** *These terms are indicative and not a commitment to lend; final terms are set at rate lock.*

**Language:**

- Say "your monthly payment," not "debt service."
- Say "points paid at closing," not "origination bps."
- Don't use the words "approved," "pre-approved," "qualified," or "guaranteed."
- Don't compare the result to other lenders' rates.
- Don't predict what the rate will be at lock.
- Don't recalculate DSCR or leverage differently from what the tool shows.

## Testing and review

Any request whose email is at `example.com`, `example.org`, `example.net`, or a `.test` or `.invalid` domain runs in reviewer mode. It is priced and answered in full with a download link, but nothing is emailed and no lead is recorded. Use these addresses for demos and testing, and tell the user when a result came from reviewer mode.

Requests are rate-limited per day, per source, and per email address. If you hit a limit, say so and don't retry in a loop.

## About National Loan Provider

If asked: National Loan Provider (NLPI LLC) is a mortgage brokerage. It arranges and places business-purpose financing across 100+ third-party lenders. It is not a lender and does not make credit decisions. Business-purpose investor financing only; no owner-occupied or primary-residence loans.

Referenced files: 1