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DSCR Loans in Florida: Qualify on the Rent, Not Your Tax Returns

For investors buying or refinancing rentals anywhere in Florida — long-term, Airbnb, condos, multi-unit. We shop your DSCR loan across many lenders and never charge a processing fee.

Send Dallas the property

Address + rent is all we need to start · or call (754) 484-2194

The short version

A DSCR loan is an investment-property mortgage approved on the property’s rental income instead of your personal income. If the rent covers the payment, you can qualify without tax returns, W-2s or pay stubs. We arrange DSCR loans statewide in Florida, with a South Florida office in Hollywood.

Investors call me worried about their tax returns. On a DSCR loan I don’t look at them. The question is simple: does the rent cover the mortgage payment? If it does, the property qualifies — not your W-2, not your Schedule C. That’s how we finance rentals from Scranton duplexes to Fort Lauderdale condos for people who’d never fit a conventional box. Send me the address and the rent and I’ll run the DSCR today.— Dallas Pinnell, Mortgage Broker · NMLS #1580860

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Investment property financing in Florida

How a DSCR loan works

DSCR stands for Debt Service Coverage Ratio: monthly rent ÷ monthly housing payment (principal, interest, taxes, insurance and HOA dues). A ratio of 1.00 means the rent exactly covers the payment; above 1.00 the property cash-flows. Most lenders look for 1.00 or better; some will go lower with other strengths, and a few programs ignore the ratio entirely at a lower loan-to-value.

Rent is documented with the current lease or, for a purchase or vacant property, the appraiser’s market-rent schedule. For short-term rentals, many lenders will use a 12-month booking history or a third-party STR projection — which lenders allow it changes often, and that’s exactly the kind of thing a broker tracks for you.

Run your DSCR

Monthly rent ÷ monthly payment (principal, interest, taxes, insurance, HOA). Ratio only — no rates, no promises, just the number lenders look at first.

DSCR calculator

Enter the property's numbers. We only calculate the ratio — no rate or payment is quoted here.

For education only. Lender requirements vary; this is not a loan approval or an offer of credit. Dallas Pinnell NMLS #1580860 · Whitehall Mortgage Financial LTD NMLS #102617 · Equal Housing Opportunity.

What qualifies in Florida

Property types

single-family, 2–4 units, 5–10 unit residential, townhomes, condos — warrantable and non-warrantable — and condotels. Yes, we can place condotels and non-warrantable buildings that other lenders turn down.

Use

long-term rentals, mid-term/furnished, and short-term rentals where the city allows them.

Vesting

personal name or LLC — most DSCR lenders allow closing in an LLC with a personal guarantee.

Borrowers

first-time investors through portfolio owners; self-employed welcome; foreign national and ITIN borrowers welcome (we do these regularly — all communication and documents are in English).

Credit and reserves

program-dependent; stronger credit and reserves widen your lender options. It’s a five-minute conversation to find out where you stand.

Purchase or refinance,

including cash-out refinances to pull equity out of one rental for the next.
Florida real estate

Florida specifics we handle every day

  • Condo reviews. In Florida the building matters as much as the borrower: reserves, pending special assessments, structural (milestone/SIRS) reports, insurance and litigation decide which lenders will touch a building. We review the questionnaire early and match the building to a lender that accepts it.
  • Short-term rental rules vary by city. Some South Florida cities register and license vacation rentals; some zones restrict them. We confirm the property’s STR status before submission.
  • Insurance. Wind and flood coverage are part of the DSCR math in Florida. We work real quotes into the ratio early so the deal doesn’t die at closing.
  • Doc stamps and intangible tax on the mortgage are Florida closing costs out-of-state investors don’t expect; we show them on day one.

Where we lend

All of Florida. Our South Florida office is in Hollywood; most of our DSCR volume is Broward and Miami-Dade — Fort Lauderdale, Hollywood, Pembroke Pines, Miramar, Hallandale, Aventura, Miami, Miami Beach, Coral Springs — plus investors buying across the state. About our South Florida office →

Why use a broker for a DSCR loan

DSCR lenders are not banks; they’re specialty lenders with very different rules on condos, short-term rentals, LLCs and ratio floors. We shop your file across many of them and put it where it fits. You talk to Dallas, not a call center, and we never charge a processing fee.

How to start

  1. Tell us the property (address or building name), the rent or projected rent, and how you’ll hold title.
  2. We run the DSCR and tell you which lenders fit — same day.
  3. Get Pre-Qualified → we issue a letter you can make offers with.

Related: DSCR Rental Loans · Fix & Flip · Bank Statement Loans

Family-owned since

Hours to a typical pre-approval

Days your pre-approval is good for

Processing fee — ever

Questions investors ask

Do I need tax returns for a DSCR loan in Florida?
No. DSCR loans qualify on the property’s rent, not your personal income, so tax returns, W-2s and pay stubs aren’t required.
Can I close in an LLC?
Yes, with most DSCR lenders — usually with a personal guarantee. We’ll tell you which lenders allow it for your deal.
Can I use Airbnb income?
Often, yes. Many lenders accept short-term rental income with a booking history or a third-party STR projection, as long as the city allows short-term rentals at that address. We check both before submitting.
Do DSCR loans work for Florida condos?
Yes — if the building passes the lender’s review. Reserves, special assessments, structural reports, insurance and litigation all matter. Send us the building name first.
What's the minimum DSCR?
Most programs want the rent to cover the payment (a ratio of 1.00) or better; some go lower with a larger down payment or stronger credit. We’ll run your numbers.
How fast can a DSCR loan close in Florida?
Typically in line with a conventional purchase; the condo review and insurance quotes usually set the pace, which is why we start them immediately.
Are you a direct lender?
No — a broker. We shop your DSCR loan across multiple lenders instead of offering one lender’s rules.

Send us the property. We’ll run the DSCR today.

Address or building name, the rent, and how you’ll hold title — that’s all we need to start. Or call (754) 484-2194.

Send us the property

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Dallas Pinnell, NMLS #1580860 · Whitehall Mortgage Financial LTD, Company NMLS #102617 · NMLS Consumer Access · Equal Housing Opportunity