South Florida Investment Property Lenders

South Florida's three counties trade as one region and underwrite as three different markets. Our office is in Fort Lauderdale, and the differences between Miami-Dade, Broward, and Palm Beach are the first thing we work through on any deal here.

A DSCR loan qualifies you on the property, not on you. There are no tax returns, no W-2s, and no personal debt-to-income calculation — the lender compares the rent against the full monthly payment (principal, interest, taxes, insurance, and HOA) and lends on that. What changes from market to market is what goes into that payment, and in South Florida the local factors below are the ones that move it.

What changes a coverage ratio in South Florida

Three counties, three different underwrites

Miami-Dade is condo-heavy with international buyer volume and thin ratios. Broward spans coastal premium to workable inland value across 31 municipalities. Palm Beach runs from the most expensive coastal property in the state to genuine workforce inventory forty minutes west. A regional average describes none of them.

Insurance is the shared constant

Wind and flood exposure applies across all three counties and the premium sits inside every coverage ratio. What varies is the degree — and it varies by parcel, not by county. Quote the actual address.

Condo diligence is a South Florida specialty

The region holds a large share of Florida's older coastal condo stock, which strengthened structural inspection and reserve requirements have affected directly. Reserves, pending assessments, and milestone inspection status all belong in your diligence.

Short-term rental rules are municipal

Miami Beach and several Broward and Palm Beach municipalities restrict short-term rentals heavily with active enforcement. Never model nightly income before confirming the exact address's eligibility.

Submarkets we lend in

Miami · Miami Beach · Hialeah · Fort Lauderdale · Hollywood · Pompano Beach · West Palm Beach · Boca Raton · Delray Beach — and the surrounding communities.

We finance single-family rentals, 2–4 unit properties, condos, and short-term rentals where local rules permit, and we close in an LLC. If the property type is unusual — a condotel, a non-warrantable condo, mixed-use, or rural acreage — tell us at the outset rather than at appraisal, because leverage differs.

Programs available here

• DSCR rental loans — the core program, qualified on the property's rental income
• DSCR cash-out refinance — release equity from a stabilised rental to fund the next purchase
• Fix & flip and hard money — purchase plus rehab for distressed property
• Bridge loans — short-term financing when speed or condition rules out a long-term loan
• Other non-QM programs — bank statement, P&L, asset depletion, and foreign national financing

Before you make an offer

Three numbers decide most DSCR approvals: your credit score, your down payment, and the property's coverage ratio. The ratio is where local factors bite, because taxes and insurance sit inside it. Two checks are worth doing before you go under contract:

• Identify which county and municipality the parcel sits in — the three counties underwrite differently.
• Confirm short-term rental eligibility for the exact address if that is the strategy.

Run your own numbers with our DSCR calculator and formula guide, or read the full Florida DSCR question set for the market-specific detail behind this page.

Related resources

• Florida DSCR FAQs
• DSCR loans in Florida
• Reserve requirements
• All DSCR questions by topic

Send us the South Florida scenario — the property, the rent, and what you are trying to do — and we will tell you where the ratio lands and what terms it supports before you are committed to anything.