Rates are at 3-year lows. Lead with this on every call — even people not actively thinking about refinancing have a reason to take the call right now.
Most people only think about their rate. Your job is to uncover everything else — debt load, equity, income challenges, monthly cash flow — and show them DG has a solution for all of it.
Goal priority: #1 — Live transfer right now | #2 — Scheduled callback | #3 — Permission to follow up. Never end without one of these.
DG Funding Key Differentiators
Direct Lender + Wholesale BrokerLowest rate for your scenario — period.
20–30 Day CloseBanks take 45–60 days. We close in 20–30.
700+ 5-Star ReviewsGoogle, Yelp, and Zillow. The reviews speak for themselves.
Non-QM SpecialistSelf-employed, investor, ITIN, no tax returns — we have a program for it.
Little to No CostReducing total fees is critical. We focus on the total savings picture.
Dedicated TeamYour own processor, underwriter, and closer from start to finish.
How to Use This Tool
Script tabs — Use the opener, then follow the path that fits who you're talking to (homeowner refi, self-employed, or investor).
Discovery tabs — After your opener lands, shift into discovery. These 3 phases uncover the real pain beyond just rate. Use the Pain → Solution map to bridge to the right DG product.
Objections tab — Every common pushback with your proven rebuttal language.
Transfer Close tab — Angle-specific closes. Reference what they told you in discovery. The more specific, the easier the transfer.
Keep it short, direct, and confident. You're calling because rates just dropped — that's a legitimate reason to call anyone with a mortgage.
Opening line
Say this
"Hi, may I speak with [Name]? … Hi [Name], this is [Your Name] calling — I'm reaching out because we're the preferred lending partner for [Payoff Lender / List Source], and with rates hitting 3-year lows right now, we've been contacting homeowners in the area to make sure people know what's available. Do you have just two minutes?"
If they say "I'm busy"
"Totally understand — I'll be quick. I'm just calling because rates just dropped to their lowest point in three years, and homeowners who locked in over the last couple years could be looking at real savings. When's a better time — later today or tomorrow morning?"
Power lines — use these early
"Rates are at their lowest point in three years right now — and most homeowners don't even know it."
"We close in 20 to 30 days — most banks are at 45 to 60. It's a completely different experience."
"We have over 700 five-star reviews on Google and Zillow — our clients come back to us for a reason."
"There is no downside risk to a 10-minute conversation — it costs you nothing and you'll know exactly where you stand."
Confirm they're a homeowner
"And you're still in the home at [address], right? And you do have a mortgage on it?"
This is the most common call. Lead with rate savings, then expand to equity, debt, and monthly payment depending on what they share.
Rate conversation
"Do you happen to know offhand what rate you're at right now? … [Pause and let them answer.] Yeah — we're seeing people with similar loans getting into the 5s right now. Depending on your balance that could be a pretty meaningful drop in your monthly payment."
"And how long have you had this loan — was it recent, or a few years back?"
If they locked in 2022–2024 at 6.5%+
"Yeah — that's exactly who we've been calling. People who locked in over the last couple of years are seeing the biggest benefit right now. It's worth at least knowing the number."
Monthly payment angle
"What's your current monthly payment running — just ballpark, principal and interest?"
[After they answer:] "Okay — and honestly even if we just brought that down $200 or $300 a month, over the course of a year that adds up to real money. That's what our loan officers are really good at mapping out."
Equity angle
"Have you had a sense of what the home might be worth today — have you checked recently? … And do you know roughly what you still owe?"
If strong equity position
"So you've got a solid equity position. That opens up a couple of options beyond just the rate — whether it's a cash-out to consolidate debt, pay for something you've been putting off, or just have a cushion. Our loan officers can look at the whole picture and find what makes the most sense for you."
Debt consolidation angle
"Outside of the mortgage, are you carrying any other debt — car payments, credit cards, anything like that?"
If yes
"That's actually where refinancing can make a bigger impact than just the rate drop. Rolling high-interest debt into a mortgage at a much lower rate — sometimes that saves more per month than the rate reduction itself. Our loan officers run that analysis for free."
Self-employed borrowers have been burned before — told they can't qualify, or buried in paperwork. Lead with "we specialize in this." That immediately separates DG from every bank they've dealt with.
Open
"Being your own boss actually works in your favor with us — we have programs specifically designed for business owners and self-employed borrowers. No tax returns required on most of them."
Identify the documentation situation
"When you've looked at mortgages before — has the income documentation piece been an issue? Tax returns not showing your real income, that kind of thing?"
If yes — tax returns are a problem
"That's exactly what our bank statement and P&L programs are built for. Instead of tax returns, we use 12 to 24 months of bank statements — or a P&L from your CPA — to show your actual income. We do this every single week for business owners."
Program options to mention
DG Non-QM Options for Self-Employed
Bank Statement Loan — 12 or 24 months personal or business statements. No tax returns. Up to $3.5M. Down payments from 10%. P&L Loan — CPA-prepared 12 or 24-month P&L. No bank statements needed. Up to $2M. Credit from 680. 1099 Program — Use 90% of gross 1099 income. 1 or 2 years. Up to 90% financing. Credit from 620. Asset-Based — Use savings, stocks, retirement funds to qualify. No income required.
Transfer line
"Our loan officers deal with self-employed borrowers every single day — this is one of their specialties. Let me get you on with one of them for 10 minutes. It costs you nothing and you'll know exactly what you'd qualify for."
Investors hate paperwork and slow lenders. Lead with speed, flexibility, and the fact that the property qualifies — not their personal income or tax returns.
DSCR opener
"With investment properties, we have programs where the property qualifies itself — based on the rental income, not your personal income or tax returns. So if the rent covers the mortgage, you qualify. It's called a DSCR loan and most lenders don't even offer it."
Qualify the situation
"Is this property currently rented, or is it vacant? … And do you have a sense of what it would rent for?"
"Are you looking to refinance this one, pull cash out, or are you thinking about picking up another property?"
Program highlights to mention
DG Investor Programs
DSCR — Investor Connect — No personal income or tax returns. Up to $3M. Finance up to 85% LTV. LLC/Corp eligible. 1031 Exchange ok. Credit from 620. 85% LTV DSCR — High-leverage option for seasoned investors. 740 FICO. Up to $1.5M. SFR. 1% DSCR required. 5–8 Unit / Mixed-Use — Up to $2M. Interest-only available. 75% LTV. Credit 700+. Cash-out up to $1M.
If they want to expand their portfolio
"That's actually where DSCR loans shine — because your personal income and tax returns don't come into play, you can keep adding properties without hitting a wall on your debt-to-income. Our loan officers work with portfolio investors all the time."
Transfer line
"Let me get you 10 minutes with one of our investment loan specialists. They can run the numbers on the property and tell you what you'd qualify for — no cost, no obligation, no pressure."
After the opener lands, shift into discovery. These are warm-up questions — easy yes's, low threat. You're just confirming facts and getting them talking.
Phase 1
Open the Door
Confirm basics, get easy agreement, start the conversation.
Phase 2
Dig Deeper
Rate, equity, income type.
Phase 3
Find the Pain
Debt, cash flow, goals, frustrations.
Confirm the basics
"And you are still in the home at [address], right?"
Confirms the record is current. Gets a 'yes' on the table early.
"Is that your primary residence, or do you use it as a rental or investment?"
Opens the investor path if applicable — pivot to DSCR, portfolio, cash-out for next property.
"And you're the one on the mortgage — or is there someone else on the loan too?"
Identifies decision-makers. If a spouse needs to be involved, better to know now.
Get them thinking about their loan
"About how long ago did you get this loan — was it recent, or have you had it a few years?"
Someone who locked in 2022–2024 at 7%+ is a prime refi candidate.
If recent (2022–2024)
"Yeah, that makes sense — and that's actually exactly why we're calling. The people who locked in over the last couple of years are seeing the biggest benefit right now."
If older loan (pre-2022)
"Got it. Rates are actually better now than they've been in three years — so even if you've had it a while, it's worth a quick look to see if there's any savings on the table."
This is where you collect the data. Rate, payment, equity, income type — all of it matters. Don't rush. One pause after a question is worth more than two more questions.
Rate & payment
"Do you happen to know offhand what rate you're at right now?"
Core data point. If they don't know — "Our guys can pull that up in about 60 seconds."
If rate is 6.5%+
"There's definitely room to work with there. We're seeing people with similar loans getting into the 5s right now — that could be a meaningful drop in your monthly payment."
If rate is already low (sub-6%)
"Good position to be in. In that case it's less about the rate and more about whether there's equity you could be putting to work, or whether there are other ways to improve the overall picture. That's still worth a quick conversation."
"And roughly what's your current monthly payment — just principal and interest?"
Anchors the savings conversation. Even a $200/month drop feels real when they say the number out loud.
Equity & home value
"Any idea what the home might be worth today — have you checked recently?"
Opens cash-out and equity conversations. Many homeowners don't realize how much their home has appreciated.
"And do you know roughly how much you still owe on it?"
Calculates equity. High equity = more options (cash-out, 2nd mortgage, HELOC).
If significant equity (40%+)
"So you've got a solid equity position. That's actually really useful — there are a couple different ways we could structure something that lowers your payment AND potentially puts some of that equity to work for you. That's exactly what our loan officers specialize in."
Income & employment
"And are you currently working — W-2, self-employed, retired? Just so we know what documentation we'd be looking at."
Critical for program matching. This single answer can change everything.
If self-employed
"Oh perfect — that's actually one of our strongest areas. We have programs specifically built for business owners where you don't need tax returns at all. Our loan officers deal with this every single day."
If retired or fixed income
"That's fine — we work with a lot of retired clients. We have programs where you qualify using Social Security, pension, even investment assets — no W-2 required."
This is where you find the real pain. Monthly cash flow, debt, goals, frustrations with their current lender. One good answer here is worth more than ten questions about rate.
Monthly cash flow & debt
"Outside of your mortgage — do you have any other debts you're carrying? Car payments, credit cards, student loans?"
Debt consolidation via cash-out is one of the most compelling conversations. Often saves $500–$1,000/month.
If yes — significant debt
"Yeah, that's really common. Rolling high-interest debt into a mortgage at a much lower rate can sometimes save more per month than the rate drop itself. That's worth having our loan officer actually run the numbers for you."
"Has your monthly payment felt comfortable lately, or is it on the tighter side?"
Invites them to say "tight" — opens 40-year loan, interest-only, and payment reduction conversations.
If tight
"That's the most common thing we hear. There are actually a few ways to bring that payment down beyond just the rate — term, interest-only options, how the loan is structured. Our loan officers are really good at finding the option that gives you the most breathing room."
Equity access & future goals
"Have you thought at all about tapping into your equity — for home improvements, paying off debt, investing, or just having a cushion?"
Opens cash-out refi, HELOC, and 2nd mortgage conversations. Many people have equity they've never considered using.
"Do you own any other properties — or is that something you've thought about getting into?"
"We're really strong in that area. We have investor loan programs where the rental income qualifies the property — not your personal income. Most lenders don't even offer this. That's worth a quick conversation with one of our specialists."
Surface frustrations with current lender
"Has your current lender been in touch at all about your rate, or has it just been quiet on their end?"
If their bank hasn't reached out, that's a trust moment — "We're the ones calling you."
"When you got this loan, was the process pretty smooth — or was it frustrating?"
Bad past experience = open door to position DG's speed and service as the contrast.
If bad past experience
"Unfortunately that's pretty common with big banks. That's actually one of the things that sets DG Funding apart — they're a direct lender, no middleman, they close in 20 to 30 days, and they have 700 five-star reviews on Google and Zillow. It's a very different experience."
Scan this after discovery. Match what you heard to the right DG solution — then use it in your transfer line. "Based on what you told me about [X], our loan officer has a program for exactly that."
What they said / their pain
DG Funding solution
"My rate is 6.5% or higher"
→
Rate & term refi — into the 5s
"Payment feels tight / too high"
→
40-year loan or interest-only option
"I have credit card / car / other debt"
→
Cash-out refi or 2nd mortgage — consolidate at lower rate
"I have equity but it's just sitting there"
→
Cash-out refi, HELOC, or fixed-rate 2nd mortgage
"I'm self-employed / taxes don't show my real income"
→
Bank statement loan, P&L loan, or 1099 program
"I don't have tax returns ready"
→
No-tax-return options — bank statements, DSCR, assets
"I'm retired / on Social Security or pension"
→
Asset-based or income qualification — no W-2 needed
"I own / want to buy rental properties"
→
DSCR loan — qualifies on property cash flow, not personal income
"No Social Security Number"
→
ITIN loan program — designed for this exact situation
"Big bank — feel ignored, slow, no follow-up"
→
DG: dedicated team, 20–30 day close, 700+ 5-star reviews
"Want to buy but can't show traditional income"
→
Bank statement or 1099 — as low as 10% down
"Already working with someone else"
→
Second opinion — we may find better rate/terms or save on fees
Lead every rebuttal with "We actually hear that a lot" — it disarms instantly. Then bridge. Never argue, never push back hard. Acknowledge and redirect.
Common objections
"I'm not interested" / "I'm happy with my current lender"
"We actually hear that a lot — and I totally get it. Most people aren't thinking about their mortgage until someone brings it up. I'm just calling because rates just hit a 3-year low and it only takes about 10 minutes to find out if there's real savings for you. There's no downside risk to the conversation — it costs nothing and you're not committing to anything. Can I ask — do you know what rate you're currently at?"
"Now's not a good time"
"No problem at all — when would work better? I can call you later today or set something up for tomorrow. I just want to make sure you have the information while rates are where they are."
"I just refinanced recently"
"We actually hear that a lot too — and it depends on when. If it was in the last couple of years, rates have come down enough that it might still make sense to take a look. It's a free conversation and there's no obligation. Can I ask what rate you landed at?"
"I'm already working with someone"
"That's great — I'd never want to step on that. That said, it never hurts to get a second opinion, especially on the rate and fees. We're a direct lender AND a wholesale broker, so we have access to more programs and can often beat what someone else has offered. It takes 10 minutes and there's no cost. Would you be open to a quick comparison?"
"I don't want to hurt my credit"
"We actually hear that a lot. The initial conversation doesn't involve any credit pull at all — that only happens if you decide to move forward with an application. You can find out exactly what you'd qualify for without touching your credit. That's one of the reasons people like talking to our loan officers first."
"I'm not sure I'd qualify"
"That's actually the best reason to have the conversation. DG Funding specializes in loans that other lenders turn down — self-employed, investor, alternative income documentation, all of it. You might be surprised. It costs nothing to find out."
"What's the catch?" / "What are your fees?"
"Great question — and I appreciate you asking. DG Funding is known for little to no cost on a lot of their programs. As a direct lender and wholesale broker, they can often reduce or eliminate fees that other lenders charge. Their loan officers will lay out the full picture — rate, fees, total savings — so you can see the real comparison. That's what makes this worth a 10-minute call."
"I'll think about it" / "Send me something in writing"
"Absolutely — I can have someone follow up with you. But honestly, the fastest way to get the real numbers is a quick call with one of our loan officers — they can run your scenario in real time and give you actual figures, not just a generic flyer. Can we get you 10 minutes with them right now, or is there a better time today?"
"I don't trust cold calls / How did you get my information?"
"Completely fair — and I respect that. We're calling homeowners in the area through a partnership with [List Source / Payoff Lender]. We're not trying to pressure anyone — just making sure people know what's available right now while rates are this low. If you'd rather, I can give you DG Funding's direct number and you can call them on your own time. But there's honestly no downside risk to a quick conversation."
Reference what they told you in discovery. The more specific the bridge, the easier the transfer. They should feel like you actually listened — not like you're reading a script.
Always use "There is no downside risk" before the transfer ask. It's the strongest line in the toolkit.
Standard — rate savings
Use when: rate is 6.5%+ or they don't know their rate
"Based on what you just told me — the rate you're at and where the market is right now — I really think it's worth having you speak to one of our senior loan officers for a few minutes. There is no downside risk — it costs nothing, no obligation, and they can tell you in about 10 minutes whether there's a meaningful savings here. Can I put you through right now?"
Debt consolidation
Use when: they mentioned carrying debt
"So you've got the mortgage plus [the credit cards / car payment / etc.] on top of that. What our loan officers do really well is look at the full picture — not just the mortgage rate — and find a structure that brings your total monthly outflow down. That's a free 10-minute conversation. Can I get you over to one of them right now?"
Self-employed / no tax returns
Use when: they're self-employed or have income documentation challenges
"Being self-employed used to make mortgages really difficult — but DG Funding has programs built specifically for business owners. Bank statements, P&L, 1099s — no tax returns required on most of them. Their loan officers handle this every single week. Let me get you on with one of them — 10 minutes, completely free, no obligation."
Equity / cash-out
Use when: they have significant equity or mentioned using it
"You've got real equity in that home. Whether it's a cash-out refi, a HELOC, or a second mortgage — our loan officers can walk you through which option makes the most sense for your situation. Free conversation, takes about 10 minutes. Can I connect you now?"
Investor
Use when: they own or want investment properties
"For investment properties, DG Funding has DSCR loan programs where the property qualifies itself — based on rental income, not your personal tax returns. Most lenders don't even offer this product. Let me get you 10 minutes with one of their investment loan specialists — no cost, no obligation."
Hesitant / not sure they need anything
Use when: they're on the fence
"Totally understand — and honestly, it might be that you're already in great shape and there's nothing to do. But with rates where they are right now, a 10-minute conversation costs you nothing. There is no downside risk to the call. If there's even a few hundred dollars a month in savings, that's worth knowing about. Can I put you through?"
Second opinion (already working someone)
Use when: they're already in process with another lender
"I hear you — and I don't want to interrupt your process. But it never hurts to have a second set of eyes on the rate and fees before you sign anything. DG Funding is a direct lender AND a wholesale broker, so they have access to more programs than most. 10 minutes, no cost, no obligation — and if what you've got is the best deal, you'll know for sure."