Borrower pathway
Financing Florida investment property
Investment property financing is underwritten differently from a primary residence. Some programs lean on the property's income rather than yours, but every one of them still underwrites the borrower, the property, and the reserves.
Questions worth asking early
- Can this property be financed on its own cash flow?
- How do lenders treat rental income on a property I do not own yet?
- What reserves and down payment should I plan for?
- How does financing differ for a short-term rental?
Loan options
Programs that apply to real estate investors
Each page sets out what the program is, who it tends to suit, and which terms the lender decides rather than us.
DSCR loans
A DSCR loan qualifies an investment property on the property's debt service coverage rather than on your personal income documents. It is a different way of measuring capacity to repay — not an absence of underwriting.
Read moreRental property financing
Conventional financing is available for one- to four-unit investment property and is often the lower-cost route for investors whose personal income and debt ratios support the file.
Read moreShort-term rental financing
Some lenders will underwrite a property intended for short-term rental use, and some will not. Where it is available, the income analysis and the local rules both matter.
Read moreConventional loans
A conventional loan is a mortgage that is not insured or guaranteed by a government agency. Most conventional lending follows Fannie Mae or Freddie Mac guidelines, which is why the requirements are relatively consistent from lender to lender.
Read moreForeign national financing
Foreign national programs serve borrowers who do not have the residency status, Social Security number or U.S. credit history that standard programs require. These buyers purchase for many reasons — a primary home, a second home, or an investment — and the program should not be assumed to be an investor product.
Read moreAsset depletion loans
An asset depletion loan converts eligible assets into a qualifying income figure by dividing them over a number of months set by the lender. It is designed for borrowers with substantial assets and limited documentable income.
Read more
What happens next
A first conversation, not an application
Nothing about getting in touch commits you to anything.
- We talk about what you are trying to do and what is in the way. No documents needed for that.
- If a program looks like a fit, we explain what the lender will want to see and what it is likely to cost.
- When you decide to move forward, documents and identifiers go through a secure portal — never an email or a web form.
- You will get a written estimate of costs before you commit to anything.
Where to check for yourself
Program rules are set by these organizations and are updated periodically. Where this page and an official source disagree, the official source is correct.
- Explore loan options (opens in a new tab) — Consumer Financial Protection Bureau
- Florida Office of Insurance Regulation (opens in a new tab) — State of Florida
- Flood Map Service Center (opens in a new tab) — FEMA
Questions we get from this group
- Does a DSCR loan mean my income is not reviewed at all?
- It means the lender's qualifying calculation centres on the property's debt service coverage rather than your personal income documents. It does not mean there is no underwriting. Lenders still review credit, reserves, the property, the appraisal and its rent analysis, your experience as an investor in some cases, and the entity or individual taking title.
- How many investment properties can I finance?
- Program and lender dependent. Conventional financing applies limits on the number of financed properties, and other programs set their own. There is no single number that applies everywhere, so this has to be checked against the specific lender and program.
- Is an investment property loan more expensive than a primary residence loan?
- Investment property financing is generally priced differently from owner-occupied financing because lenders treat it as carrying more risk. The actual difference depends on current market pricing, the program, the property, your credit profile, the down payment and the loan structure, so it has to be quoted on your specific file.
Talk it through before you start shopping
Bring your situation, not your paperwork. A first conversation is about which programs actually fit and what the numbers look like — no documents, no credit pull, no commitment.