Florida · Single Family & 1-4 Unit
Florida single family investment property loans.
Bridge, fix and flip, renovation and DSCR on houses, condos, townhomes and 2-4 unit property held for investment. $1M to $5M, business-purpose, term sheets in 24 to 48 hours and closing in about two weeks on a clean file, for US investors and investors based abroad alike.
By David Hodara · ·
$1M-$5M
Loan range
1-9
Units
24-48h
Term sheet
~2 weeks
Clean-file close
Florida single family & 1-4 unit market context
Most Florida files we see are one of three plans: buy and renovate for resale, buy with a bridge and refinance into DSCR once the property rents, or cash-out on a house already owned to fund the next purchase. Bridge goes to 80% LTV, fix and flip and renovation to 90% of total cost with the rehab drawn against completed work, and the DSCR exit to 80% LTV.
Three Florida facts belong in every budget. The documentary stamp tax on the deed is 70 cents per $100 of consideration (60 cents in Miami-Dade). Florida is a judicial foreclosure state, which lenders price into leverage and file review. And an investment property gets no homestead exemption, with its assessment resetting to market value after a change of ownership, so the tax line in a DSCR exit is the post-purchase number, not the seller's. Insurance is the input that moves the most: underwriting runs on a current quote and the roof's age, not on last year's renewal.
Non-US investors buy Florida residential property on the same terms as US investors. The loan goes to a US LLC, no US credit history or US income documents are needed, and closing is handled remotely. In South Florida a visible share of that demand comes from Latin American and European buyers; the structure is the same whichever passport the LLC's members hold.
Typical loan products for Florida single family & 1-4 unit
Each deal gets routed to the product structure that fits. Most single family & 1-4 unit deals in Florida use one of the following.
Bridge loans
Purchase, refinance or cash-out on residential investment property, interest-only, up to 80% LTV. Underwritten on the property and the exit rather than on tax returns.
Fix and flip loans
Purchase plus rehab in one loan for a resale exit, up to 90% of total cost, with the rehab budget released in draws against completed work.
Renovation loans
Value-add on a property you plan to keep: purchase and renovation budget in one facility, up to 90% of total cost, then a refinance once it rents.
DSCR loans
The hold or the exit: long-term financing qualified on the property's rent rather than personal income, up to 80% LTV.
Buying Florida single family & 1-4 unit from outside the US
We finance single family & 1-4 unit in Florida for investors based outside the United States as readily as for US borrowers. The loan is made to a US LLC rather than to an individual, which keeps it business-purpose, and the underwriting looks at the property rather than at a US credit profile a non-resident has no way to build.
That means no US credit history, no US income documents, no foreign-national rate premium, and no requirement to travel to the United States to close. If you do not yet have the entity, forming one is a step in the process rather than a prerequisite you have to solve alone.
Top Florida markets we actively fund
We work single family & 1-4 unit deals across Florida, with deepest lender relationships in the metros below.
Florida single family & 1-4 unit FAQ
Can I get a bridge loan on a Florida investment house?
Yes, from $1M to $5M: purchase, refinance or cash-out on a house, condo, townhome or 2-4 unit held for investment, interest-only, up to 80% LTV. Underwriting is on the property and the exit, and a clean file closes in about two weeks.
What slows down a Florida closing?
Insurance binding on coastal property, a roof the insurer will not write without a certificate, and title on auction or estate purchases. Files that arrive with a current insurance quote and a roof certificate are the ones that close on schedule.
Do you lend on a duplex or fourplex the same way as a house?
Yes. One to four units is one credit box, and fully residential buildings up to nine units sit in the same box. A commercial ground floor takes the building out of it.
What does the financing cost upfront?
Nothing. There are no upfront fees. Our fee is 1 to 2% of the loan, paid at closing, and the rate is set on the term sheet by leverage, the business plan and the sponsor's completed projects.
Can I live in the property?
No. Every loan we make is business-purpose on non-owner-occupied investment property, lent to an entity. A property you or your family will occupy is outside what we do.
Can a foreign national finance single family & 1-4 unit in Florida?
Yes. We lend to a US LLC rather than to an individual, and we underwrite the property rather than a US credit profile, so a non-resident with no US credit history and no US income documents borrows on the same terms a US investor receives. You do not have to travel to the United States to close.
Got a Florida single family & 1-4 unit deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose investment property financing only.