Headquartered in Fort Lauderdale and trusted by Florida investors for 38+ years. Qualify based on your property’s rental income — not your tax returns or W-2s.
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A Florida DSCR loan is an investment-property mortgage that qualifies you based on the rental income the property generates — not your personal tax returns, W-2s, or employment letters. Approval is built around whether the rent covers the housing payment. When projected or existing rent meets the program’s coverage ratio, you can apply online and move toward closing.
DSCR loans are particularly powerful in Florida because the state combines no income tax, massive tourism demand, year-round rental occupancy, and a deep foreign-investor pipeline. The Doce Mortgage Group has been closing Florida investor loans from Fort Lauderdale since 1987 — whether the property is a Miami Beach condo, an Orlando short-term rental, a Tampa duplex, or a Florida Keys vacation home.
Florida combines year-round tourism, no state income tax, in-migration, and a deep foreign-investor pipeline — four forces that keep rental performance strong from the Panhandle to the Keys.
Florida levies no state income tax — a major reason for sustained population growth, snowbird demand, and continued investor migration into rental properties.
Orlando, Miami, the Keys, and 30A drive massive short-term rental income. Florida is one of the most active Airbnb / VRBO markets in the country.
Up to 85% LTV financing available for qualified Florida investors — meaning as little as 15% down on the right deal.
Florida supports an unusually diverse rental thesis. Miami draws Latin American foreign investors with strong condo cash flow. Orlando’s theme-park corridor anchors short-term rental income. Tampa and Jacksonville offer growing workforce-housing markets. Naples and the Keys deliver premium vacation-rental pricing.
And the entire state benefits from snowbird seasonal demand from October through April. The Doce Mortgage Group is headquartered in Fort Lauderdale and licensed to do business in Florida — we know these submarkets street by street.
Five reasons Florida investors choose DSCR loans over conventional investment financing.
Approval rests on the property’s rental income — not your personal earnings. Tax write-offs, depreciation, or low reported income don’t hurt the file.
Ideal for self-employed Florida investors, business owners with complex returns, snowbirds with seasonal income, and anyone whose tax picture conventional underwriting penalizes.
No pay stubs, no W-2s, no employer verification, no documented personal income — perfect for retirees with significant assets but limited reportable income.
Fewer documents to chase down means files move through underwriting more quickly. Most Florida DSCR loans close in 20–30 days.
A typical DSCR file is roughly half the size of a conventional investment loan — eight core documents instead of dozens of pages of personal income history.
Close in the name of your Florida LLC for liability separation and clean portfolio accounting — a key advantage when stacking multiple rentals.
DSCR loans aren’t the right fit for every situation. Four trade-offs to weigh against the qualification flexibility.
DSCR rates are typically higher than conventional mortgages — usually 5.50% to 8.00%, depending on credit, leverage, and coverage strength.
Down payments generally start at 15%, though most programs require 20–25%. Stronger files unlock lower-down options.
Loan performance hinges on the property producing reliable rental income. Extended vacancy, hurricane-related disruption, or below-market rents can affect the long-term coverage you projected at closing.
Florida DSCR loans cannot be used for a primary residence or a second home you intend to occupy — only rental properties.
Florida-specific note: Hurricane and flood insurance are major line items in the PITI calculation, especially for coastal properties in Miami-Dade, Broward, the Keys, and Gulf-Coast markets. We model the full insurance bill upfront so the coverage ratio reflects real cash flow — not a sunny-day estimate.
From property evaluation to closing, the path is the same whether you’re buying a Miami condo, an Orlando vacation rental, or a Tampa duplex.
Confirm the strategy — long-term workforce rental, seasonal short-term rental, or year-round vacation property. The strategy drives how income gets projected.
Pull lease comps for long-term properties in Tampa or Jacksonville. For STR markets like Orlando or the Keys, model peak-season projections from AirDNA-style data.
Add principal, interest, property taxes, and insurance — including hurricane and flood coverage where applicable. Florida coastal insurance can’t be guessed; we pull real quotes.
Compare projected rent to the full PITI payment. If the ratio meets program guidelines — typically 1.0 or higher, with 0.75 and no-ratio options available — you’re ready to apply.
The application takes about 12 minutes. No tax returns, W-2s, or employment letters required — ideal for foreign investors and out-of-state buyers entering Florida.
Send the smaller-than-usual document package to underwriting (full list below). Florida LLCs are common — have your entity docs ready.
A Florida-licensed appraiser verifies the property’s value and its market rent. Both numbers factor into final approval.
Sign final docs and fund. Most Florida DSCR loans close in 20 to 30 days from a complete file. We’ve done this thousands of times from Fort Lauderdale.
Ready to run the numbers on your Florida deal?
Apply OnlineThe coverage ratio is the single most important number in a DSCR file. Here’s exactly how it’s calculated — with hurricane insurance factored into the PITI.
From Miami Beach condos to Florida Keys vacation rentals, DSCR works across Florida’s investment landscape.
Long-term rentals in Tampa, Jacksonville, Orlando suburbs, and Broward County — the most common Florida DSCR property.
Warrantable and non-warrantable condos in Miami Beach, Brickell, Sunny Isles, Fort Lauderdale, and Naples — strong tenant demand and a deep foreign-investor pipeline.
Short-term rentals near Disney, Universal, the Florida Keys, and 30A — qualify on seasonal projections backed by AirDNA-style data.
Duplexes, triplexes, and quadplexes in Tampa, Jacksonville, and Central Florida — usually the highest cash-flow play on a single payment.
Properties near University of Florida (Gainesville), Florida State (Tallahassee), USF (Tampa), and UCF (Orlando) — reliable academic-year demand.
Furnished seasonal rentals serving snowbirds from October through April — particularly in Naples, Sarasota, Palm Beach, and the Treasure Coast.
The DSCR document list is shorter than a conventional loan because we don’t ask for tax returns, W-2s, or employment verification.
Driver’s license, passport, or state ID for each borrower on the loan — foreign passports accepted for foreign-national borrowers.
To verify down payment funds and reserves. We don’t review the deposits — only the balances.
Signed contract for the Florida property you’re buying. For refinances, the existing mortgage statement.
For occupied long-term rentals, the existing lease. For vacant or short-term properties, the appraiser pulls market rent comps.
Quote or binder for landlord/dwelling insurance — including hurricane and flood coverage for coastal properties. Required before closing, not at application.
If buying through a Florida LLC: articles of organization, operating agreement, and EIN letter. Common for Florida investors holding multiple properties.
Quick list of any other properties you own — addresses, mortgage balances, and rental income for each.
For Orlando, Miami, Keys, or 30A vacation rentals: AirDNA report or 12-month booking history showing seasonal income patterns.
What we don’t ask for: tax returns, W-2s, pay stubs, employer verification, or personal income documentation. That’s the entire point of a DSCR loan.
Quick answers from a team that’s closed thousands of Florida investor loans from Fort Lauderdale since 1987.
Call (305) 661-3434 to talk through your Florida deal with a licensed broker. No credit pull required.
Schedule a Free ConsultationFlorida is home. We’ve been writing Florida mortgages from Fort Lauderdale since 1987 — and we know these submarkets street by street. From Miami condos to Orlando short-term rentals, from Tampa duplexes to Florida Keys vacation homes, we structure DSCR financing around the property’s cash flow and the investor’s strategy.
Our team was recognized by WalletHub as one of the Best Mortgage Brokers in Fort Lauderdale and several other cities, reflecting our focus on clear communication and consistent execution. The Doce Mortgage Group is licensed to do business in Florida.
You can read what our clients say, and when you’re ready, apply now or call (305) 661-3434 to review your Florida investment strategy.
38+
FL
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We close DSCR investor loans coast to coast. Click your state to see local market details and start an application.
Whether you’re buying your first Miami condo or your fiftieth Orlando short-term rental, we’ll structure financing around the property’s cash flow. Pre-approval in 24 hours from our Fort Lauderdale office.
A free companion site covering Florida DSCR loans in depth — how they work, what they cost, and how investors are using them across the state.
What a DSCR loan is, how the ratio is calculated, and what you need to qualify.
What you'll pay, how pricing is set, and which loan terms are available.
How lenders treat seasonal and nightly-rate income on Florida STR properties.
Want the full picture before you apply?
Visit the Florida DSCR Loan Guide
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