Florida DSCR loans. Qualify primarily on the property's rent.
You think in cash flow, leverage and exit strategy. So do I. Send me the address and the rent, and I'll tell you how I'd finance it, which lenders fit, and whether the deal pencils before you're locked into anything.
One ratio: does the rent cover the payment?
DSCR stands for debt service coverage ratio. DSCR loans generally qualify the investment property primarily using its rental income relative to the property's housing expense rather than relying on the borrower's personal income. Documentation and eligibility requirements vary by lender and program. In plain English: the lender looks at what the property brings in versus what it costs to carry each month.
Example: $2,650 in rent ÷ $2,400 PITIA = 1.10 DSCR. Above 1.00, the rent covers the full payment with room left over. Below 1.00, it doesn't, and you'll need a different structure, more money down, or a different deal.
Rent usually comes from your lease or the appraiser's market-rent estimate. Every lender sets its own DSCR requirements, and your credit, down payment and property type all affect pricing.
Built for how investors actually buy
Self-employed investors
Write-offs can make your tax returns look smaller than your real income. DSCR loans generally focus on the property's rental income rather than your personal income.
Investors building a portfolio
Already have several rentals financed? DSCR can help you keep acquiring without your debt-to-income ratio holding you back.
BRRRR and flip investors
Bought with cash or hard money and ready to hold? A DSCR refinance can be your long-term exit.
Out-of-state investors
Live in another state and buying in Florida? The loan is about the Florida property, not where you live.
LLC buyers
Want the property in your company's name? Many DSCR programs may allow an eligible LLC or business entity to hold title, subject to lender guidelines.
Short-term rental hosts
Some programs can use Airbnb or VRBO income where guidelines allow. Orlando-area vacation homes are a big one.
Purchase, refinance, cash-out and everything in between
DSCR financing for 1–4 unit residential investment properties: single-family homes, condos, townhomes, duplexes, triplexes and fourplexes.
Plan the exit before you buy
The most expensive mistake I see: closing on hard money, finishing the rehab, and only then finding out the refinance doesn't work. Talk to me before you buy, and we'll map the exit up front.
- BuyCash, hard money or bridge financing
- RehabForce appreciation and set up the rent
- RentLease it up, or build short-term booking history
- RefinanceDSCR cash-out based on the new value and rent
- RepeatRecycle the equity into the next deal
What I look at before your refinance
- Expected after-repair value and what the appraisal needs to support
- Market rent versus your projected PITIA
- The lender's seasoning rules for your situation
- How much cash you can realistically pull out, and what it does to cash flow
How the rent gets counted
| Long-term rental | Short-term rental | |
|---|---|---|
| Rent used | Current lease or the appraiser's market-rent estimate | Booking history or market data, where the program allows |
| Best for | Steady tenants and predictable cash flow | Vacation markets like the Orlando area |
| Things to know | Most DSCR programs are built around long-term rentals | Not every lender, property or condo allows short-term rentals. Check HOA and local rules first. |
Holding title in your company's name
Many DSCR programs may allow an eligible LLC or business entity to hold title, subject to lender guidelines and, in many cases, a personal guaranty. I'll tell you what the lender will want to see for your entity.
Buying in Florida from somewhere else
You don't need to live here. I'll handle the Florida side: the lender, title, insurance quotes and the timeline.
Investing from outside the U.S.
DSCR financing may be available for foreign-national investors depending on the borrower, the property and the lender's guidelines. Ask me before you make an offer.
What working with me feels like
39 reviews on Experience.com →
“Working with Divyesh on my fix and flip loan was super smooth. He was responsive, easy to work with, and kept everything moving with no headaches. Made the whole process simple and got it done fast.”
“He went above and beyond in terms of making sure the deal went through, provided thorough education in my knowledge gaps, and I felt well supported through the process.”
“Divyesh was exceptionally proactive- he handled every detail without me needing to chase him. He made adjustments and follow up seamlessly, making the entire mortgage process stress-free.”
“He found the right product for my unique situation. I highly recommend.”
Client reviews from Experience.com, quoted as written and shortened where noted. Not all reviews involve DSCR loans. Individual results vary.
Got a property in mind? Send it over.
Address, price and rent is all I need to start. I'll look at how I'd structure it, which lenders fit, and whether the numbers work, then reach out to talk it through.
- Sending me a deal for an initial scenario review does not require a full loan application or credit pull.
- Purchases, refinances and cash-out
- First rental or tenth, same straight answer
Rather talk? Text me at 407-923-7410
Straight answers on DSCR
Can a DSCR loan close in an LLC?
Many DSCR programs may allow an eligible LLC or business entity to hold title, subject to lender guidelines and, in many cases, a personal guaranty.
Can I use Airbnb or VRBO income for a DSCR loan?
Some DSCR programs allow short-term rental income, using the property's booking history or market data, where the lender's guidelines allow. Not every lender or property qualifies, so send me the address first.
Do I need tax returns for a DSCR loan?
DSCR loans generally qualify the investment property primarily using its rental income relative to the property's housing expense rather than relying on the borrower's personal income. Documentation and eligibility requirements vary by lender and program. Lenders still review items such as credit, assets and the property itself.
Can I refinance out of a hard-money or bridge loan with a DSCR loan?
Often, yes. Refinancing a hard-money or bridge loan into a long-term DSCR loan is a common exit. Timing depends on the lender's seasoning rules, the appraisal and the rent, so plan the exit before you close on the short-term loan.
Can I get a DSCR loan in Florida if I live in another state?
Yes. The loan is based on the Florida property, so you can live in another state. Foreign-national DSCR financing may also be available depending on the borrower, the property and the lender's guidelines.
Are 2–4 unit properties eligible?
Yes. Many DSCR programs cover 1–4 unit residential properties, including duplexes, triplexes and fourplexes, using the combined rent from all units.
Related: DSCR calculator · All investor loans · Fix & flip calculator · Bank statement loans
DSCR loans are business-purpose loans for non-owner-occupied investment properties. Rates, terms, DSCR requirements, down payment, loan-to-value, reserves, seasoning and property eligibility vary by lender, credit profile and property type, and are subject to change. Not all borrowers or properties will qualify. This is not a commitment to lend.