Florida · Single Family & 1-4 Unit
Florida single family investment property loans.
Bridge, fix and flip, renovation and DSCR on houses, duplexes, triplexes and fourplexes held for investment. $100k to $5M, business-purpose, closing in 7 to 14 days across Miami, Orlando, Tampa, Jacksonville and Fort Lauderdale.
By David Hodara ·
$100k-$5M
Loan range
1-9
Units
7-14 days
Typical close
90% LTC
Max leverage
Florida single family & 1-4 unit market context
Florida is where residential investment volume concentrates, and the reason is the spread rather than the headline price: the gap between a tired 1970s house in Pinellas or Orange County and the same house renovated is wide enough to carry a short-term loan and still leave a margin. Miami-Dade and Broward run on cash-out and hold, central Florida on flips, and the Gulf coast on both.
The two underwriting inputs that actually move a Florida residential file are insurance and the roof. A quote from last year is not a quote, and a roof over fifteen years old changes both the insurance line and the exit. Files that carry a current binder and a roof certificate close on schedule; the ones that do not lose a week at the end, which on a twelve-month loan is a week of interest for nothing.
Typical loan products for Florida single family & 1-4 unit
Each deal gets routed to the product structure that fits. Most single family & 1-4 unit deals in Florida use one of the following.
Bridge loans
Purchase or cash-out on a 1-4 unit investment property, interest-only, close in 7-10 business days. Up to 80% LTV, no prepayment penalty.
Fix and flip loans
Acquisition plus rehab in one loan for a residential flip with a resale exit. Up to 90% LTC, 7-14 day close.
Renovation loans
Value-add on a single house or a 2-4 unit, rehab drawn against completed work. Up to 90% of purchase and 100% of the rehab budget.
DSCR loans
The long-term exit once the property rents: 30-year financing qualified on the rent rather than personal income.
Buying Florida single family & 1-4 unit from outside the US
We finance single family & 1-4 unit in Florida for investors based outside the United States as readily as for US borrowers. The loan is made to a US LLC rather than to an individual, which keeps it business-purpose, and the underwriting looks at the property rather than at a US credit profile a non-resident has no way to build.
That means no US credit history, no US income documents, no foreign-national rate premium, and no requirement to travel to the United States to close. If you do not yet have the entity, forming one is a step in the process rather than a prerequisite you have to solve alone.
Top Florida markets we actively fund
We work single family & 1-4 unit deals across Florida, with deepest lender relationships in the metros below.
Florida single family & 1-4 unit FAQ
Can I get a bridge loan on a single family investment property in Florida?
Yes, and it is the most common file we write in the state. Purchase, refinance or cash-out on a house held for investment, 12 months, interest-only, up to 80% LTV and 5 points lower on a cash-out. Underwriting is on the property and the exit rather than on tax returns, and a clean file closes in 7 to 10 business days.
How fast can a fix and flip loan close in Florida?
7 to 14 days from term sheet on a clean file. The slippage is almost always insurance binding in a coastal county, which can add 3 to 5 days, or a title issue on a property bought at auction. Rehab is drawn in arrears against completed work, so the first draw follows the first inspection rather than the closing.
What leverage can I get on a Florida flip?
Up to 90% of total cost, meaning purchase plus rehab, with the rehab budget funded in draws. Lenders also test against after-repair value, typically at 70 to 75%, so on a thin ARV the constraint is the ARV test rather than the cost test. Experience matters more here than credit: a sponsor with six completed projects prices materially better than a first file.
Do you lend on a duplex or a fourplex the same way as a house?
Yes. One to four units is a single credit box with us, and small multifamily up to nine units sits in the same box as long as the whole building is residential. A ground-floor shop takes the building out of the box, whatever the unit count.
Can a foreign national finance single family & 1-4 unit in Florida?
Yes. We lend to a US LLC rather than to an individual, and we underwrite the property rather than a US credit profile, so a non-resident with no US credit history and no US income documents can borrow on the same terms a US borrower receives. There is no foreign-national rate premium, and you do not have to travel to the United States to close. The structure is the same in Florida as in every other state.
Got a Florida single family & 1-4 unit deal? Send it over.
Term sheet inside 48 hours, or a fast no so you can move on. Business-purpose CRE financing only.