FL · Orlando
Bridge, Flip & Construction
Loans in Orlando, FL
Bridge, fix & flip, construction, renovation and DSCR loans for residential investment property in Orlando, $1M to $5M, term sheet in 24 to 48 hours. For US investors and foreign nationals on the same terms.
Passy Capital finances investors who buy, renovate and build residential investment property across the Orlando metro: Orange, Osceola, Seminole and Lake counties. We write bridge loans, fix & flip loans and ground-up construction loans from $1M to $5M, plus renovation financing and DSCR loans for the hold. Term sheets go out in 24 to 48 hours, and a clean file closes in about two weeks.
Orlando is a flip and build-to-rent market. Local operators buy and renovate single-family houses in established neighborhoods, builders put up spec homes and rental communities on the edges of the metro, and buy-and-hold investors refinance finished product into DSCR loans. We finance each stage: the purchase, the rehab or the build, and the long-term hold.
Orlando also draws a large share of Florida's foreign buyers. In the Florida Realtors 2025 survey (August 2024 to July 2025), the Orlando-Kissimmee-Sanford metro took 13% of the state's international residential purchases, second only to South Florida. The largest buyer countries were the United Kingdom (18%), Brazil (16%) and Colombia (10%), and 47% of all British buyers in Florida bought in this metro. Those investors borrow on the same terms as US investors, through a US LLC, with no US credit history required.
Many investors here plan short-term rental income near the theme-park corridor. In Florida, a property rented more than three times a year for stays under 30 days needs a vacation rental license from the Department of Business and Professional Regulation, and county and city zoning decides where short-term rentals are allowed. We look at both before underwriting a rental exit.
Orlando Market Highlights
Fix & flip up to 90% LTC
One loan covers the purchase and the renovation of a single-family house or 2-4 unit building, with rehab funds released in draws as work is inspected.
Build-to-rent and spec homes
Ground-up construction loans up to 85% of cost for spec homes and small build-to-rent projects, then a DSCR loan on the finished rentals.
British and Brazilian buyers
The UK and Brazil were the two largest buyer countries in the metro in the 2025 Florida Realtors survey, ahead of Colombia and Canada.
Licensing short-term rentals
Vacation rentals need a state DBPR license, and local zoning sets where they are allowed. Both matter when the exit is rental income.
Bridge loans up to 80% LTV
For investors who need to close fast on a purchase and refinance later, or buy a rental portfolio before the leases are stabilized.
DSCR for the hold
Up to 80% LTV on stabilized rentals, qualified on the property's rent rather than personal income.
Key Submarkets
College Park
Pine Hills
Winter Park
Conway
Azalea Park
Apopka
Kissimmee
Davenport
Clermont
Lake Nona
Sanford
Oviedo
Property Types We Finance
Single-Family
Build-to-Rent
Spec Homes
2-4 Units
Townhomes
Small Multifamily (5-9 Units)
SFR Portfolios
Vacation Rentals
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
Building investment property in Orlando
A spec home to sell, a handful of rental houses or townhomes, a 2-4 unit building or a small apartment building up to 9 units: a ground-up construction loan funds the land and the build, and either the sale or a DSCR loan repays it.
| Leverage | Up to 85% of total cost: land, hard costs, soft costs and contingency |
|---|---|
| Loan size | $1M to $5M, business-purpose, to a US LLC |
| Term | 12 to 24 months |
| Interest | Typically 9% to 12%, interest-only on the drawn balance (as of October 2026; rates move with the market) |
| Funding | Land at closing, then draws after an inspector confirms each stage |
| Land | Land with entitlements financed at reduced leverage as part of the build |
| Exit | Sale, or a DSCR loan up to 80% of value once the homes are leased |
| Speed | Term sheet in 24 to 48 hours, about two weeks to close on a clean file |
Florida adds a few steps to a build: the notice of commencement recorded and posted before the first inspection, documentary stamp and intangible taxes on the loan, builder's risk insurance naming the lender, and flood and wind requirements on low-lying sites. The detail is in construction loans in Florida, and what a lender asks for in spec home construction loan requirements.
Investing in Orlando from outside the US
If you are buying in Orlando from outside the United States, financing is usually where the process stalls: no Social Security number, no US credit history, and no retail bank willing to underwrite a foreigner. We lend to your US LLC instead, underwrite the property rather than a US profile you have no way to build, and charge no foreign-national premium for it.
Frequently asked questions
How does a construction loan for an Orlando investment property work?
The loan is made to your US LLC and funds up to 85% of total cost, land included. The land portion funds at closing, the build budget is released in draws after each inspected stage, and interest runs only on the drawn balance. The term is 12 to 24 months, repaid from a sale or refinanced into a DSCR loan up to 80% of value once the homes are leased.
Do you finance build-to-rent projects in Orlando?
Yes. We finance ground-up construction of single-family rentals, townhomes and small rental communities up to 85% of cost, with draws released as construction advances. Once the homes are complete and leased, a DSCR loan up to 80% LTV can replace the construction loan.
Can a UK or Brazilian investor finance an Orlando property?
Yes. A foreign national borrows through a US LLC on the same terms as a US investor. We underwrite the property and the business plan, so no US credit history or Social Security number is needed. Loans run from $1M to $5M, which typically covers a portfolio of rentals or a larger flip or build.
Can I use a DSCR loan on an Orlando short-term rental?
We review short-term rental deals case by case. At a minimum the property must hold a DBPR vacation rental license and be permitted for short-term use under local zoning. As with all our loans, it must be held by an LLC as an investment: we do not finance a property the borrower will occupy.
Learn More
How fast can a fix and flip loan close in Florida?
About two weeks on a clean file, and the Florida items that slow it.
Construction Loans
Ground-up financing up to 85% of cost for spec homes and build-to-rent.
Can a UK citizen get a loan for US investment property?
How British investors finance US property through a US LLC.
Can I refinance a bridge loan into a DSCR loan?
Moving from short-term financing to a long-term rental loan once the property is stabilized.
More answers in investor questions, answered and the glossary of lending terms.
Other Cities in Florida
We also finance investors across other Florida markets.
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