Loan Programs · Investor loans

Financing rentals across South Florida

Whether it is your first rental condo or your tenth single-family home, investment property financing has its own rules. We help you choose between conventional and investor programs, and we look at the property and its rental restrictions before you commit.

Investment Property Loans explained

An investment property loan finances a home you will rent out rather than live in. Conventional investment loans follow Fannie Mae or Freddie Mac guidelines, use your personal income to qualify, and can count part of the expected rent. They usually require a larger down payment and more reserves than a primary-home loan. Investors with several properties or complex tax returns may be better served by DSCR loans, which qualify on the property's rent. All loans are subject to credit approval and program guidelines.

Who it fits

  • First-time investors buying a single rental
  • Owners turning a former primary home into a rental
  • Investors buying two- to four-unit properties
  • Buyers with documented W-2 or tax-return income
  • Investors building a portfolio who want conventional terms on early properties

Florida specifics

  • Many South Florida condos and HOAs limit rentals, set minimum lease terms or require a waiting period after purchase. We review the documents before you buy.
  • Short-term rentals face local rules and require state licensing through the Florida Department of Business and Professional Regulation in many cases.
  • Investment properties do not receive Florida's homestead exemption, so property taxes are higher than for an owner-occupied home. We include that in your numbers.
  • Insurance on rentals (landlord or dwelling fire policies) and flood coverage can vary widely across South Florida.

How it works with Justin

  1. We review your income, reserves and current portfolio, and the property's expected rent.
  2. We compare conventional investment financing with DSCR and other investor programs.
  3. Under contract, the appraisal includes a rent schedule to estimate market rent.
  4. Underwriting confirms income, reserves and rental use, and you close.

Documents to gather

  • Two years of tax returns, including Schedule E if you already own rentals
  • Pay stubs and W-2s
  • Current leases for any existing rentals
  • Bank and investment statements for down payment and reserves
  • HOA or condo rental rules for the property

Things to consider

  • Down payment and reserve requirements are higher than for a primary home.
  • Pricing is typically higher for investment properties than for owner-occupied homes.
  • Agency programs limit the number of financed properties you can have.
  • Only a portion of rental income is usually counted when you qualify.

Share a few details and Justin will tell you whether Investment Property fits, with real numbers for your loan.

Investment Property Loans: common questions

How much down do I need for a rental property in Florida?

Conventional investment loans typically require more down than a primary home, and the amount rises for two- to four-unit properties. DSCR programs set their own requirements. We compare options based on your goals.

Can I use rental income to qualify?

Yes. For a purchase, lenders typically use the appraiser's market rent estimate or an existing lease and count part of it as income. For rentals you already own, your tax returns usually show the rental income.

Can I buy a condo as a rental in South Florida?

Often, but check the association rules first. Many buildings limit rentals, set minimum lease lengths or require you to own for a period before renting. The condo also needs to meet the lender's project standards.

Should I use a conventional or DSCR loan?

Conventional loans often have better terms if your personal income easily qualifies and you have fewer financed properties. DSCR loans can be simpler when your tax returns do not reflect your real cash flow or you own many properties. We run both.

Can I finance a short-term rental in Florida?

Some programs allow it, and some DSCR lenders can use projected short-term rental income. You also need to follow local rules and Florida licensing requirements, which we encourage you to confirm before buying.

Related loan programs

  • DSCR Loans — DSCR loans for Florida real estate investors: qualify on rental cash flow instead of tax returns. How the ratio works, LLC closings and South Florida tips.
  • Cash-Out Refinance — Turn South Florida home equity into cash with a cash-out refinance. Compare it with a HELOC, see Florida closing costs and plan for the long term.
  • Fix and Flip Loans — Short-term fix and flip financing for South Florida investors: purchase plus rehab funding, draws, timelines and how lenders look at after-repair value.
  • Conventional Loans — Conventional home loans for South Florida buyers and owners: 2026 conforming limits for Palm Beach, Broward and Miami-Dade, down payment and PMI basics.

South Florida areas where it fits

Guides on this topic

See all 21 loan programs, mortgage loans in Florida, or every state where Justin lends.

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