FLORIDA COMMERCIAL & INVESTMENT LOANS
DSCR, Non-QM & LLC Financing Designed for Real Estate Investors
Florida is one of the most active real estate investment markets in the United States. With strong rental demand, rapid population growth, favorable tax conditions, and a thriving short-term rental ecosystem, investors from across the country (and abroad) are expanding their portfolios here.
Our commercial and investment loan programs are designed specifically for business-purpose financing — ideal for rental properties, short-term rentals, multifamily investments, and commercial buildings across Miami, Orlando, Tampa, Jacksonville, Fort Lauderdale and beyond.
These programs are not consumer loans and are not intended for primary residences.
Loan Programs Available in Florida
Florida offers one of the most diverse sets of lending options for real estate investors. These programs are designed for business-purpose transactions and focus on the performance of the property rather than traditional W-2 income. Below is an overview of the main investor-friendly loan types available across Miami, Orlando, Tampa, Jacksonville and surrounding markets.
Want a loan based purely on rental cash flow?
Explore DSCR Loans — ideal if you prefer qualifying without W-2s or tax returns.
Self-employed or have complex financials?
See Non-QM Bank Statement Loans — built for business owners who want income-qualified financing without traditional documentation.
Buying through an LLC for protection or tax planning?
Check out 30-Year Fixed Loans for LLCs — long-term stability with an investor-friendly structure.
Investing in office, retail, industrial, or multifamily 5+ units?
Learn about Commercial Real Estate Loans — designed for income-producing commercial assets across Florida.
DSCR Loans (Debt Service Coverage Ratio)
DSCR loans allow investors to qualify based solely on the cash flow of the property. Instead of reviewing tax returns or employment history, the lender evaluates whether the rental income can cover the projected mortgage payment.
This type of financing is especially popular in Florida’s high-demand rental markets—Miami short-term rentals, Orlando vacation properties near Disney, and Tampa long-term rentals—where strong occupancy and rental rates often support favorable DSCR ratios.
Formula:
DSCR measures whether the property’s income can cover its debt payments.
DSCR=
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NOI (Net Operating Income) = Gross Rental Income – Operating Expenses
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Total Annual Debt Payments = Total yearly mortgage payments (principal + interest)
Why investors choose DSCR loans:
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No W-2s or tax returns required
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Approval based on rental income (LTR or STR)
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LLC ownership allowed
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Fast underwriting and closings
Non-QM Bank Statement Loans (12–24 Months)
For self-employed borrowers, traditional tax documents rarely reflect true income. Non-QM bank statement loans solve this problem by using 12 or 24 months of bank statements to determine qualifying income.
These programs are widely used in markets like Miami-Dade, Fort Lauderdale and Naples, where many investors are business owners, contractors, or high-income self-employed professionals.
Key advantages:
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Qualify using bank deposits instead of tax returns
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Higher loan amounts available
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Flexible guidelines for business owners
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Works for both long-term and short-term rental properties
30-Year Fixed Loans for LLC Investors
This option combines the familiarity of a traditional mortgage with the structural benefits of buying through an LLC. Many investors choose this program to secure a stable monthly payment while maintaining liability protection and cleaner bookkeeping.
Ideal for:
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Buy-and-hold investors
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LLC-structured purchases
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Long-term rentals in Orlando, Tampa, Jacksonville
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Portfolio expansion with predictable costs
These programs typically require minimal documentation and are well-suited to investors focused on long-term stability.
Commercial Real Estate (CRE) Loans
Florida’s commercial market is expanding rapidly, creating opportunities in office buildings, mixed-use developments, retail centers, industrial warehouses, and multifamily properties (5+ units). CRE loans evaluate the performance and potential of the asset itself, rather than relying on the borrower’s personal income.
Examples of qualifying properties:
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Office and medical buildings
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Retail and shopping centers
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Industrial or warehouse space
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Multifamily 5+ units
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Mixed-use properties
This type of financing is common in metros such as Tampa Bay (industrial growth), Miami (mixed-use and multifamily) and Jacksonville (logistics hubs).
Net Operating Income (NOI)
Total Annual Debt Payments
Summary
If you want a loan that doesn’t require tax returns, DSCR and Non-QM options are built exactly for that. With DSCR financing, the lender simply looks at whether the rental income can support the mortgage payment. With bank statement loans, your actual business deposits show the income you’re working with — not what your accountant minimizes for tax purposes. For many investors buying in markets like Miami, Orlando, Tampa, or Jacksonville, this creates a smoother, more predictable path to approval.
Florida investors also appreciate the ability to purchase properties directly through an LLC. If that structure matters to you — for liability protection, tax planning, or just cleaner bookkeeping — most investor programs allow it. We help you match your financing strategy to the ownership structure that best supports your goals.
Start With a Quick Consultation
Contact our team for a free mortgage estimate.
Why Florida Is One of the Best States for Real Estate Investors
Florida isn’t just a popular vacation destination — it’s one of the strongest and most resilient real estate investment markets in the United States. Investors are drawn here for a reason: the combination of population growth, tax advantages, and consistent rental demand creates an environment where well-selected properties can perform exceptionally well.
Whether you're focused on short-term rentals, long-term buy-and-hold strategies, or building a diversified portfolio across different cities, Florida offers the kind of stability and opportunity investors look for.
A Growing Population That Fuels Rental Demand
Florida continues to attract new residents at one of the fastest rates in the country. People are moving from high-cost states like New York, New Jersey, and California — and they need places to live.
For investors, that means stronger occupancy, steady rental income, and a tenant base that grows every year. Cities like Tampa, Orlando, and Jacksonville have seen impressive long-term demand for both entry-level and mid-range rentals.
High-Performing Short-Term Rental Markets
Florida is home to some of the most profitable short-term rental destinations in the U.S.
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Miami offers year-round tourism and high nightly rates
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Orlando draws millions of visitors annually thanks to Disney and Universal
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Tampa and Clearwater provide a mix of beach tourism and business travel
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For DSCR and Non-QM borrowers, these markets can make qualifying easier because rental income is often strong, stable, and predictable.
No State Income Tax
One of the biggest financial advantages of investing in Florida is simple: no state income tax.
This attracts high-income earners, entrepreneurs, retirees, and remote workers — all of whom contribute to a strong housing market.
For investors, it often means better cash flow and a more favorable environment for long-term portfolio growth.
Strong Appreciation and Long-Term Stability
Florida’s major counties — including Miami-Dade, Orange, Palm Beach, Hillsborough, and Pinellas — have shown consistent property value appreciation over the past decade.
Investors benefit not only from rental income, but from the long-term equity growth that these markets continue to deliver.
How These Loans Work in Florida
Investor loans work very differently from traditional mortgages — and if you’re looking to build or expand your portfolio in Florida, that difference can make the entire process feel much more accessible. Instead of focusing on W-2s or tax returns, these programs evaluate the property itself and the income it’s capable of generating.
That means you can qualify based on real rental performance rather than navigating complicated personal documentation.
Our goal is to help you use that flexibility to your advantage so you can move forward with clarity and confidence.
Appraisals in Florida also reflect the realities of this market. Depending on the loan type, the valuation may consider long-term rental income, short-term rental projections, neighborhood performance trends, or a mix of these factors. This ensures you’re evaluated based on how Florida rentals actually operate, not on generic assumptions that don’t fit our market.
And when you’re ready to close, the process is straightforward. Florida supports fast, investor-friendly closings, and many DSCR and Non-QM loans can be completed in as little as 14 to 25 days. Whether you live in Florida or invest from out of state, we help you navigate the steps so the transaction stays organized and stress-free.
Most importantly, these programs are built for momentum. Once you understand how property-based qualification works, it becomes much easier to scale — one property at a time — without jumping through the usual income-verification hoops.
If your goal is to grow a stable rental portfolio in Florida, we guide you through each step so you can keep moving forward with confidence.
Typical Requirements
While each loan program has its own underwriting guidelines, most Florida investor loans follow similar baseline expectations. The following ranges reflect common industry standards and may vary by lender:
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DSCR ratio: Often 1.0+; some programs may allow lower ratios (0.75–0.99) with compensating factors
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Down payment: Typically 15–25%, depending on the property type and loan structure
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Credit score: Generally 620–700+ for most programs
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Reserves: Approximately 3–12 months of payments, varying by loan product and risk profile
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Income-producing property: The property must generate, or reasonably be expected to generate, rental income
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Business-purpose intent: The loan must be used for investment or commercial purposes, not for personal occupancy
Who Can Qualify for These Programs?
These loan programs are designed specifically for business-purpose real estate transactions, which makes them accessible to a wide range of investors. You may qualify if you fall into one of the following categories:
Real estate investors purchasing or refinancing income-producing properties
Self-employed borrowers whose income is not easily captured through W-2s or traditional documentation
LLCs and business entities looking to acquire or hold rental assets
High-income earners with complex or tax-optimized financials
Short-term rental operators investing in Airbnb or vacation rental markets
Out-of-state or foreign investors, depending on the specific loan program and eligibility requirements
All loans must be strictly business-purpose, meaning they cannot be used for primary residences or consumer lending.
Start With a Quick Consultation
Contact our team for a free mortgage estimate.
How It Works:
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Start With a Quick Consultation
Reach out by phone or email to tell us about your investment goals. One of our commercial and investor lending specialists will review your scenario and help you understand your financing options.
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Get Pre-Qualified for the Right Program
We’ll guide you through a streamlined pre-qualification process designed for business-purpose loans. Whether you’re considering DSCR, Non-QM, or commercial financing, we help you identify the program that aligns with your strategy.
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Close on Your Investment Property With Confidence
Once your loan is approved, we coordinate the final steps and work closely with all parties to ensure a smooth, timely closing. You’ll move forward knowing your financing supports your investment plan — today and for future acquisitions.
51 Buck Road, Huntingdon Valley, PA 19006
FAQ
Start With a Quick Consultation
Contact our team for a free mortgage estimate.