One Lending Partner.
Every Program Your Client Needs.
Conventional to condotel. First-time buyer to foreign national. 3% down to all-cash offer. If it can be financed in Florida, we have the program — and the team to close it.
Core Loan Programs
The programs most buyers are looking for — with the South Florida-specific knowledge to close them correctly.
Conventional 97% — 3% Down
Three percent down on a conventional loan, no government backing, and private mortgage insurance that can be removed once you hit 20% equity. For qualified buyers who want to avoid the FHA structure long-term, this is often the cleaner path.
Low down paymentFHA Loans
Government-insured with a 3.5% minimum down payment and more flexible credit requirements than conventional. Fixed terms from 15 to 30 years. Available for single-family homes, townhomes, and eligible condo buildings.
3.5% downVA Loans
Zero down payment, no monthly mortgage insurance, competitive rates — for veterans and active-duty service members who have earned every dollar of this benefit. Available for single-family homes and VA-approved condo buildings. If your client earned this benefit, we make sure they use it.
0% down · No PMIJumbo Loans
When the purchase price exceeds the $832,750 conforming limit, conventional guidelines don't apply. We work with multiple jumbo investors and have closed luxury transactions across Miami-Dade, Broward, and Palm Beach — including non-warrantable high-rise buildings that require both jumbo structure and portfolio underwriting simultaneously.
Above $832,750Programs That Put Buyers in the Door
Florida has more down payment assistance options than most agents realize. We know what's available, what's funded, and how to stack programs where eligible.
Hometown Heroes — Up to $35,000
A 0% interest, no-payment second mortgage of up to $35,000 for Florida's community workforce — teachers, nurses, firefighters, law enforcement, and other eligible professions. Currently exhausted for this fiscal year. Keep it in your toolkit — when funding resets, this program moves fast and your informed buyers win.
Currently ExhaustedAll Florida — $10,000 Second
A $10,000 second mortgage at 0% interest with no monthly payment, available statewide. Repayment triggered on sale or refinance. Stackable with eligible FHA and conventional programs in many cases. A straightforward way to cover a significant portion of upfront costs for buyers who are otherwise ready.
StatewideAll Florida — 3–5% Forgivable Second
A second mortgage covering 3–5% of the purchase price that is forgiven over time — no repayment required if the borrower stays in the home for the required period. One of the most borrower-friendly DPA structures available. Eligibility depends on income and purchase price limits.
Forgivable · StatewideMDEAT — Miami-Dade County
The Miami-Dade Economic Advocacy Trust program provides down payment and closing cost assistance specifically for buyers purchasing in Miami-Dade County. Income limits and property restrictions apply. If your client is buying in the county and needs help with upfront costs, this is worth a conversation.
Miami-Dade OnlyMiami-Dade HFA — Up to $15,000
The Housing Finance Authority of Miami-Dade County offers up to $15,000 in down payment and closing cost assistance for first-time buyers purchasing in Miami-Dade County. Compatible with FHA, VA, and conventional loans. Minimum 660 FICO for government loans, 640 for conventional. Homebuyer education required.
Miami-Dade OnlyOwn a Home Opportunity — SW Florida & Palm Beach
The Lee County HFA's Own a Home Opportunity Program provides $10,500 in DPA for buyers in Charlotte, Collier, DeSoto, Lee, and Sarasota Counties — and $17,500 for Palm Beach County. Compatible with FHA, VA, USDA, and eligible conventional loans. First-time buyer requirement. Minimum 640 FICO.
SW Florida · Palm BeachCPMS HomeKey — 101.5% FHA Financing
A CPMS-structured combination of FHA financing with a second mortgage to cover down payment and closing costs — allowing qualified buyers to purchase with essentially no money out of pocket. 101.5% total financing. For buyers with the income to support the payment but limited cash reserves. Ask us who this fits.
CPMS ProgramWhen Standard Qualification Doesn't Fit
South Florida's buyer population is not a W-2 population. Self-employed, international, and asset-rich borrowers need programs built for how they actually live. We have them.
No Income Verification — Primary Residence
For borrowers who can demonstrate the ability to repay through assets, reserves, or alternative documentation — but whose income doesn't conform to W-2 or tax return requirements. If a conventional lender said no because of how the income is structured, this is where the conversation continues.
Non-QMBank Statement Loans — Self-Employed
Qualify based on 12 or 24 months of personal or business bank statements instead of tax returns. For self-employed borrowers whose net income on paper doesn't reflect actual cash flow. South Florida has a large self-employed buyer population — this is a daily conversation for us, not an edge case.
Self-EmployedForeign National Loans
For buyers without U.S. credit history, Social Security numbers, or income documented on U.S. tax returns. Programs designed specifically for the international buyer profile that South Florida attracts consistently. Larger down payment required — the structure is different but the path to closing is real. This is not an obstacle for us.
International buyersBuy It. Fix It. Finance Both.
Finance the purchase and the renovation in a single loan — for primary buyers who want to buy below market, and for investors building value. Based on the after-improved value of the property.
Renovation Loans — Primary Residences
Finance the purchase price and renovation costs together in one loan, based on the after-improved value of the property. For buyers who want to buy below market and renovate — or for homes that need work to qualify for standard financing. FHA 203(k) and conventional renovation options available.
Purchase + reno in one loanRenovation Loans — Investment Properties
The same concept structured for investment properties. Finance acquisition and renovation together using the projected after-repair value. Different guidelines than the primary version, but a real tool for investors who want to add value rather than pay a premium for finished product.
Investment propertiesFinancing for Florida's Investment Market
From single buy-and-hold rentals to fix-and-flip portfolios. If your client is building wealth through real estate in Florida, we have a program that fits the strategy.
DSCR — No Income Verification for Investors
Qualification is based on the property's rental income, not the borrower's personal income. If the rent covers the mortgage payment, the deal works. The go-to program for investors building portfolios, self-employed borrowers, or anyone whose personal income documentation would complicate a conventional investment loan.
No personal income docsAirBnB / Short-Term Rental Loans
Financing structured for short-term rental properties where AirBnB, VRBO, or similar platform income is the primary revenue source. Florida's vacation rental market is strong enough that STR income is real and documentable — and we have investors who will underwrite against it. If your client wants to buy a vacation rental, start here.
STR income acceptedFix & Flip for Investors
Short-term financing for investors who buy, renovate, and sell. Typically interest-only with 12–18 month terms. Qualifies on the property's potential value rather than the investor's income. Fast-close capability matters on these deals — we know how to move when the timeline is tight.
Short-term · Fast closeCondo Financing — Including the Hard Ones
Most lenders stop when a condo building doesn't fit a standard project review. We don't. These are the programs for buildings with issues — and we have more condo programs than any two sections can cover.
Condo Loans — Buildings with No Reserves
Buildings that fail reserve funding requirements are disqualified from conventional Fannie Mae, Freddie Mac, FHA, and VA financing. We have portfolio lenders who are comfortable with these deals. Non-warrantable doesn't mean unfinanceable — it means you need a lender with the right investor relationships. That's us.
Non-warrantableCondo Loans — Under-Insured Buildings
Florida's insurance crisis has left some condo buildings with coverage gaps that disqualify them from conventional financing. We have programs for buildings where the master insurance policy doesn't meet standard guidelines. This is a growing issue in the South Florida market — and most lenders have no answer for it. We do.
Non-warrantableWe Do a Lot More Than Two Condo Programs
Warrantable, non-warrantable, FHA, VA, jumbo, condotel, foreign national, new construction — and a free building pre-review before your client writes the offer. The full condo hub is where every program and every tool lives.
Competitive Offer Tools
Two programs that change what your buyer can put on the table — no contingency, or straight cash. These are the deals that get accepted.
Modern Bridge Program
Allows your buyer to purchase their next home before their current one sells — with no sale contingency dragging the offer down. We access the equity in their existing home to fund the new purchase. They move in. The old home sells. Clean, competitive, and increasingly necessary in a market where contingent offers get passed over.
No contingencyCash Advantage — All-Cash Offer Program
CPMS purchases the home all-cash on behalf of the buyer, then converts to a mortgage after closing. Your buyer's offer hits as cash — because at the time it hits, it is. In a competitive market, the difference between a cash offer and a financed offer can be the deal. This program is that difference.
All-cash offerAccess to Equity — Including for Condos
Florida homeowners have built significant equity. These programs put it to work — including specialized options for condo owners navigating special assessments.
Home Equity Line of Credit (HELOC)
A revolving credit line secured by the equity in the borrower's home. Draw as needed, pay interest only on what's used. For homeowners who want flexible access to equity for improvements, investment, or other purposes without committing to a fixed lump sum.
Home Equity Loan
A fixed-rate second mortgage providing a lump sum against the equity in the property. Fixed payment, predictable term. For borrowers who want the certainty of a structured payoff rather than a revolving line. Rates are typically lower than personal loans or credit card alternatives.
HELOC — Condos with Special Assessments
Florida condo owners facing special assessments for structural repairs or reserve funding can access their home equity to cover the cost instead of depleting savings. This HELOC is specifically structured for condo units in buildings with active or pending special assessments — a situation that is becoming common across South Florida. Know any condo owners who just got an assessment notice? Start this conversation.
Special assessment solutionHome Equity Loan — Condos with Special Assessments
The same solution in a fixed-rate, fixed-payment structure for condo owners who prefer predictability over a revolving line. Finance the special assessment with a clear payoff date and a payment they can plan around. With Florida's ongoing structural requirements generating assessments across the market, this is a referral conversation hiding inside your existing sphere.
Special assessment solutionHELOC to Bridge an Assumable Mortgage Gap
When a seller has an assumable FHA or VA loan at a below-market interest rate, the buyer can take over that mortgage — but typically lacks the cash to cover the difference between the loan balance and the purchase price. Our HELOC program bridges most of that gap: the buyer assumes the existing low-rate first mortgage and opens a HELOC on the property for the shortfall, up to a maximum of 95% CLTV across both liens. The buyer keeps the seller's rate on the first and needs only a fraction of the gap in cash. In a market where 3% mortgages still exist on properties selling at today's prices, this is a program worth knowing.
Assumable mortgage solutionReady to Send a Deal?
One call gets your client in front of the right loan officer with the right program. We respond fast, we review buildings before offers go out, and we close deals other lenders can't.
(954) 271-2024
Condo Review Desk
1515 N. University Dr., Suite D102, Coral Springs, FL 33071 | (954) 271-2024 | Equal Housing Lender
Licensed Florida Mortgage Lender. All loan programs subject to borrower qualification, property eligibility, and investor guidelines. Programs, rates, and availability subject to change without notice. Not all borrowers will qualify. This page is for informational purposes only and does not constitute a commitment to lend.
