Page last updated: July 2026 · Rates and program guidelines current as of publish date
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Portfolio-Scale Financing

Florida Investor Loans

Florida real estate investors generally choose between three financing paths: conventional loans (20-25% down, capped at 10 total financed properties), DSCR loans (qualified on rental income, no property cap), and portfolio loans (custom underwriting for larger or more complex investor profiles). The right choice depends on how many properties you're scaling to and how you want to document income.

10
Max financed properties under conventional Fannie Mae / Freddie Mac guidelines
No Cap
On financed properties with DSCR or portfolio loan products
75%
Of signed lease income conventional lenders count toward qualifying income
Three Financing Paths

Choose Based on Portfolio Size and Documentation

Conventional Investment Loans

20-25% down, strongest rates, but capped at 10 total financed properties across Fannie Mae and Freddie Mac guidelines.

DSCR Loans

Qualify on the property's own rental income. No cap on financed properties. LLC-friendly closings common.

Portfolio Loans

Custom underwriting for investors with complex profiles, larger portfolios, or unique property types conventional guidelines don't fit.

Vacation & Short-Term Rental Financing

Specialized programs for Airbnb and VRBO properties, using projected short-term rental income to qualify.

Scaling Past the Conventional Cap

What Happens at Property #11?

1

Conventional Caps Out at 10

Once you hit 10 financed properties under Fannie/Freddie guidelines, conventional financing is no longer available for additional purchases.

2

DSCR Has No Ceiling

Since DSCR qualifies each property independently on its own cash flow, there's no portfolio-wide property limit.

3

Portfolio Loans for Complex Scale

Larger investors or unique property mixes may be better served by a single portfolio loan across multiple properties.

Already Know You Want DSCR?

Go straight to our dedicated DSCR page for full program details and qualification steps.

See DSCR Loan Details →
Frequently Asked Questions

Florida Investor Financing, Explained

How many investment properties can I finance in Florida?
With conventional Fannie Mae or Freddie Mac financing, investors are generally capped at 10 total financed properties. DSCR and portfolio loan products have no financed-property limit, since qualification is based on each property's cash flow.
What financing options exist for Florida real estate investors?
Florida investors typically choose between conventional investment property loans (20-25% down, capped at 10 financed properties), DSCR loans (qualified on rental income, no property cap), and portfolio loans (custom underwriting for larger investor profiles).
Can I use rental income from other properties to qualify for a new investment loan?
On conventional loans, lenders typically count 75% of signed lease income, or market rent per appraisal, toward qualifying income. DSCR loans qualify primarily on the new property's own projected or actual rental income.
Should I hold Florida investment properties in an LLC?
Many investors hold rentals in an LLC for liability protection. DSCR and portfolio loans commonly allow LLC borrowing entities. Conventional loans generally must be purchased in a personal name. This is not legal advice; consult a Florida attorney about entity structuring.
Plan Your Portfolio

Let's Map Out Your Financing Strategy

Private consultation with Kelly or Ray Nadeau. We'll review your current properties, growth goals, and the strongest financing path forward — no obligation.

Schedule a Consultation → Already Qualified? Apply →
📞 321-321-9455 · Kelly Nadeau NMLS #1027618 · Ray Nadeau NMLS #1027617
Kelly Nadeau NMLS #1027618 | Ray Nadeau NMLS #1027617 | Equity Smart Home Loans NMLS #856170 | Equal Housing Lender
Not a commitment to lend. All loans subject to credit approval and program guidelines. Qualification pathway and income calculation methods vary by program. Rates and programs subject to change without notice.
Trusted Resources:
CertainlySold.net FLHomesMagazine.com
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