LendQM for Loan Officers

A borrower-facing non-QM toolkit at lendqm.com. Four calculators (non-QM qualifier, DSCR, fix-and-flip / hard money sizer, document checklist) plus long-form educational guides. The intent is to take the universal stuff — what's a DSCR, what's apostille, what's BK seasoning, what's a draw request — and get it answered before the borrower calls you, so when they do call, the conversation starts at deal-specific judgment instead of program basics.

• Saves you 15–20 minutes per first call. Borrowers walk in knowing what DSCR means, what bank statements lenders want, what apostille is for foreign nationals, why their gift funds need a letter. You skip the orientation and move straight to the scenario.
• Borrower arrives with documents organized, not just gathered. The doc checklist surfaces "all pages of every statement, not just the summary" for bank statements, "all schedules with the signed page" for tax returns, "stamped state-filed copy" for articles of organization. The difference between "sent everything" and "sent everything organized" is the difference between a 21-day close and a 45-day close.
• Built-in letter templates. When you tell a borrower they need a Letter of Explanation for their 2023 BK or a source-of-funds letter for a large deposit, you can point them at our template (LOX with auto-computed seasoning, Gift Letter, Source-of-Funds, Use-of-Proceeds) instead of finding a sample in your shared drive.
• No competition for the borrower. We don't run our own loan funnel. We don't take referral fees from lenders. We don't show "click here to find a lender" — we point them at youwhen they're ready.

This is what we hear LOs worry about. Setting expectations clearly so you don't have to read between the lines.

• Won't pull credit. We ask for a FICO band as input. We don't pull anything.
• Won't take referral fees from lenders. Not from you, not from your competitors. Our pricing model is calibrated against publicly-published rate sheets from six lenders — we have no financial incentive to steer borrowers toward any one of them, and we don't.
• Won't replace your underwriting conversation. Every result page says it explicitly: "this is the universal baseline most lenders will want; your specific lender will add file-specific items based on your exit strategy, prior project history, and deal structure — bring those questions to your LO." We model the baseline. You handle the bespoke.
• Won't tell borrowers what your specific rate is. Our pricing estimates are industry-typical ranges from blended public sources. Your actual rate is your underwriting result. Borrowers understand the difference.
• Won't show your competitors as "matched lenders." We don't operate a lender marketplace. We don't sort or rank programs by who paid us. We don't even have lender logos on results.

• Non-QM Qualification Estimator

  Matches borrower scenarios against 10+ non-QM program archetypes (bank statement, P&L only, 1099, DSCR, asset depletion, ITIN, foreign national, recent credit event, etc.). Surfaces what'll likely fit and what probably won't. Useful for expectation-setting before you make the AE call.

• DSCR Calculator

  Real-time DSCR ratio + max-loan derivation + strong/break-even/weak interpretation. IO support. Borrower sees what their rent needs to be for DSCR ≥ 1.0 / 1.25 at their target loan amount.

• Fix-and-Flip / Hard Money Sizer

  LTV / LTC / LTARV math with closed-form cost-basis solving (handles the LTC circularity correctly, unlike most calculators). Profit + ROI projection, BRRRR exit DSCR check, construction-loan support.

• Document Checklist

  This is the piece most LOs care about. Borrower answers ~12 questions and gets a personalized doc list with format guidance ("all pages of every statement, including the blank back pages"), built-in letter templates (LOX with seasoning math, gift letter, source-of-funds, use-of-proceeds), apostille walkthrough for foreign nationals, state-specific items for CA / TX 50(a)(6) / NY CEMA. Live checkboxes, PDF download, magic-link cross-device resume.

• • Foreign National Mortgage Guide — apostille walkthrough, AML / 60-day seasoning rule, ITIN vs. true foreign-national distinctions, realistic timeline expectations.
• • Construction Draw Package Guide — what a draw package actually contains (cover sheet, budget reconciliation, lien releases, W-9s, inspector report, photos), common rejection reasons, 7-10 day clean timeline vs 21-30 day rework.

Both pages are public and indexable. Send the URL to a borrower mid-process when they ask a question you'd otherwise spend 20 minutes explaining.

• First conversation prep. When a borrower reaches out, before scheduling the call, you reply: "Take 5 minutes to run our non-QM estimator at lendqm.com/qualify. It'll give us a baseline to work from when we talk." Borrower arrives oriented.
• Document gathering. After the scenario call, instead of emailing a generic doc list, point them at the document checklist with prefill from their qualify result. They get a personalized list with format guidance baked in.
• Specific letter requests. "We need a source-of-funds letter for that $40K deposit." Send them lendqm.com/document-checklist/template/source_of_funds — they fill it in and download the PDF.
• Foreign-national hand-offs. The apostille / AML conversation is one of the worst time-sinks in non-QM. Send them the Foreign National Guide and let them come back with the specific questions that remain.
• Construction draw education. Same for construction. The borrower who reads the draw package guide before Draw #1 saves you about 4 hours of back-and-forth across the project lifecycle.

Two reasons. First, the moment we take fees from any lender, our pricing estimates can't credibly claim to be calibrated against the market — they'd be calibrated against whoever's paying us. We'd rather be unbiased and slower- growing than biased and faster-growing.

Second, LOs and AEs are skeptical of borrower-facing tools for exactly this reason. If your immediate question is "what's this tool's angle?" — the answer is: there isn't one. We're trying to build a defensible educational resource for borrowers because the current state of public non-QM education is bad and there's a real product to build there.

Long-term, the business model probably looks like a paid LO/AE tier (custom branded checklists, broker-shared borrower progress, lender-program APIs) — where the customer is the LO, not the borrower, and that lines up with whose interest we'd be serving. None of that exists today.

Email hi@lendqm.com.

Specifically interested in conversations with LOs / AEs who actively work non-QM / DSCR / fix-and-flip / ground-up files and have honest input on what's missing, what's wrong, and where the tool should focus next. Build feedback shapes the roadmap more than any other signal.