Your quote
Everything here comes off the term sheet or fee worksheet the lender sent you. Nothing is stored unless you ask us to email you the report.
The loan
Lender-controlled charges
Structure
What do you already have in writing?
Tick anything the lender has already answered in writing. Whatever is left becomes your request form on Tab 2.
On the numbers you entered
—
Where the money goes
| Lender-controlled — the part that is negotiable | Amount | % of loan |
|---|
Third-party costs — not entered, not scored
Prepaids and reserves — not entered, not scored
Those two lists are here so the fee load above is read for what it is: the lender-controlled slice only. Title, appraisal, recording, insurance and escrows are real money and mostly not the lender's to set.
What it costs to leave
| If you sell or refinance in… | Penalty | Balance then | Cost to exit |
|---|
Balances are amortized from the rate you entered on a 30-year schedule; interest-only never amortizes, so the penalty applies to the full balance the whole time. Estimates, close but not exact.
Next: get these in writing
Terms-Before-Appraisal Request
A form your lender fills in — so the answers are theirs, in writing.
Run Tab 1 first and this fills in with your scenario.
Send it
Under 120 words on purpose. A long email gets skimmed; this one has to be read.
Prepay exit cost
The prepay cost table no lender puts on a term sheet.
Prepayment penalties in Pennsylvania
Pennsylvania prohibits prepayment penalties on residential mortgages. For business-purpose loans — which is what a DSCR loan on an investment property is — the prohibition applies to 1–2 unit properties with loan amounts under $329,411 (2026 figure). On 3–4 units, or above that loan amount, a penalty can appear. The threshold is re-indexed each year, so a loan that sits just under it this year may not next year. If your loan is under the figure and a penalty is on the term sheet anyway, ask the lender to remove it or explain why it applies. Verify with the lender — this is information, not legal advice.
Email me the report
Have Paul review my actual term sheet
Paste the fee sheet as text — no upload, no portal. Paul reads the real document and comes back within one business day. He sees the other side of these term sheets every week.
What you get
- A fee-load read against typical ranges for your loan size
- The prepay cost in years 1, 2, 3, and 5 — plus your planned hold
- The Pennsylvania prepay check (2026 figure)
- A nine-item Terms-Before-Appraisal form your lender fills in
- Optional 24-hour human review of your actual term sheet
Who this is for: investors with a DSCR term sheet in hand — first loan or fifth — who'd rather know now than at the closing table.
Walk away with: a band, a flag list, an exit-cost table, and a form to send.
What this does not do
- It does not quote you a rate. Every rate on this page is one you typed in, used only to amortize a balance. Nothing here is pricing.
- It is not a Loan Estimate. A Loan Estimate is a specific disclosure a lender issues. This is a read on the numbers you entered.
- It is not legal advice. The Pennsylvania note is general information with a figure that changes each year. Verify it with the lender.
- It does not name your lender or ours. No lender is named on this page, and nothing here is a comment on any particular company.
- It does not see the fees your lender did not put on the sheet. If a line is missing from your worksheet, it is missing from this read too — which is exactly why the nine questions exist.
Straight answers
My lender's fees are above the range. Is that a rip-off?
Not necessarily, and the tool is careful about this. Points are a choice — they may be buying your rate down, and on a loan you will hold ten years that can be the right trade. The ranges are there to tell you when a number is unusual enough to deserve a question, not to tell you a lender is dishonest. The honest move is to ask for the same loan priced at zero points and compare them side by side.
Why does the prepayment penalty matter so much?
Because it is the one line on a term sheet that is priced as a discount and paid as a surprise. Accepting five years of penalty for a lower rate is a fine trade if you hold the property five years, and an expensive one if you sell in two. The table on Tab 3 puts a dollar figure on each exit year so the trade is visible before you sign rather than after you list.
Is the Pennsylvania rule real?
Pennsylvania restricts prepayment penalties, and for business-purpose loans the restriction turns on unit count and loan amount — 1–2 units under $329,411 for 2026. The figure is re-indexed annually. We show it because it is the most common thing we see missed on a Pennsylvania DSCR term sheet, not as a legal opinion. Ask the lender to put their answer in writing; that is item three on the request form.
What happens if I send you my term sheet?
Paul reads it and emails you back, usually within a business day. No call unless you ask for one. If the quote is good, he says so — that is not a sales line, it is the only way this is worth anyone's time. If it isn't, he'll tell you which lines he would push on, and you can take that back to your lender or ask us to shop it.
Are you a lender?
No. Mountain Mortgage is a mortgage broker — London Lending LLC dba Mountain Mortgage, company NMLS #2336068. We shop lenders on your behalf, which is why we see the other side of these term sheets. Nothing on this page is a commitment to lend.