Florida Fast-Track
DSCR Loans in Florida — Qualify on Rent, Not Tax Returns
Aberdeen Financial Group LLC finances Florida rental property investors using the property's cash flow — no W-2, no tax returns, no DTI math. Single-family, condo, 2–4 unit, and short-term rentals from $100K to $5M, statewide.
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Florida DSCR Loans — Quick Answers
What is a DSCR loan in Florida?
A DSCR loan is a Florida investor mortgage that qualifies on the property's rental income divided by its total debt payment — not the borrower's personal tax returns. A ratio of 1.0 or higher generally qualifies.
What DSCR ratio is needed?
Most Florida DSCR lenders require a 1.0 minimum and price best at 1.20+. Sub-1.0 ratios can still close with stronger credit or larger down payments.
What credit score is required?
Florida DSCR programs typically start at 660 FICO with best pricing at 720+. Scores from 620–659 can qualify with 25–30% down and a stronger DSCR.
What down payment is needed?
20–25% down on single-family rentals, 25–30% on small multifamily, and 25–30% on short-term rentals (Airbnb / VRBO).
Florida DSCR Calculator
Enter your property's rent, expected loan amount, and carrying costs to see whether it qualifies under standard Florida DSCR guidelines.
DSCR Calculator
✗ DSCR below 1.0 — property may not qualify
How DSCR Loans Work in Florida
A DSCR loan in Florida is structured for investors who own (or are buying) a rental property and want to qualify based on what the property earns — not on personal income documentation. The lender takes the property's projected gross monthly rent (verified via lease, market-rent appraisal, or AirDNA report for short-term rentals) and divides it by the total monthly housing payment: principal, interest, taxes, Florida-specific insurance (which can be material in coastal counties), and any HOA dues.
The result is a ratio. A DSCR of 1.20 means the property earns 20 percent more than its monthly debt service — a comfortable margin. A 1.0 means it breaks even. Anything below 1.0 means the property is cash-flow negative on paper, which still closes with select Florida lenders if the borrower compensates with a larger down payment or interest-only structure.
Aberdeen places Florida DSCR loans across the full investor stack — first-time landlords buying a single-family rental in Tampa, experienced operators expanding short-term rental portfolios in Orlando and the Keys, and seasoned investors refinancing 2–4 unit properties in Miami-Dade and Broward. We work with multiple DSCR-specialized lenders and structure the file to fit the strongest available program.
What's Different About a DSCR Loan in Florida
Insurance Underwriting
Florida property insurance — particularly windstorm and flood coverage in coastal and South Florida markets — significantly impacts DSCR math. A property with strong rent can fail DSCR purely on insurance carry. Aberdeen prices DSCR loans with realistic Florida insurance assumptions up front to avoid late-stage surprises at underwriting.
Short-Term Rental Markets
Florida is one of the strongest STR markets in the country — Orlando/Kissimmee for theme-park traffic, Miami Beach and Fort Lauderdale for international visitors, the Gulf Coast (Naples, Fort Myers, Sarasota, Destin) and the Keys for seasonal vacation demand. Aberdeen places DSCR loans on STRs using either a 12-month AirDNA revenue projection or a Form 1007 market-rent appraisal, depending on the lender's preferred documentation.
Condo Warrantability
Florida has a high concentration of investor-owned condos, many of which fail conventional Fannie Mae / Freddie Mac warrantability tests due to investor concentration ratios, special assessments, or pending litigation common in older Florida buildings. DSCR programs through specialty lenders frequently approve non-warrantable condos that conventional financing cannot touch.
No State Income Tax — but DSCR Doesn't Care
Florida's lack of state income tax is a meaningful investor advantage, but it has no bearing on DSCR loan qualification. The loan looks at the property, not the borrower's income — meaning out-of-state investors moving to Florida or buying Florida rentals from elsewhere are evaluated identically to in-state borrowers.
Florida DSCR Loan Guidelines by Property Type
Typical program parameters across the DSCR lenders Aberdeen places Florida investor loans with. Individual files price against the specific property, market rent, and borrower profile — these are the ranges to plan around, not a rate sheet.
| Property Type | Min. DSCR | Max LTV (Purchase) | Max LTV (Cash-Out) | Min. FICO | Loan Amount |
|---|---|---|---|---|---|
| Single-family rental (SFR) | 1.00 | 80% | 75% | 660 | $100K – $3M |
| Warrantable condo | 1.00 | 80% | 75% | 660 | $100K – $2M |
| Non-warrantable condo | 1.10 | 75% | 70% | 680 | $100K – $2M |
| Townhome / PUD | 1.00 | 80% | 75% | 660 | $100K – $2M |
| 2–4 unit small multifamily | 1.10 | 75% | 70% | 660 | $150K – $3M |
| 5–10 unit multifamily | 1.20 | 75% | 70% | 680 | $250K – $5M |
| Short-term rental (Airbnb / VRBO) | 1.10 | 75% | 70% | 680 | $100K – $3M |
| Foreign national borrower | 1.20 | 70% | 65% | N/A | $150K – $3M |
Guidelines vary by lender and are subject to property condition, market rent support, reserves, and appraisal. Best pricing generally requires a 720+ FICO and a DSCR of 1.20 or higher. Owner-occupied properties are not eligible.
What Moves Your Florida DSCR Ratio
Insurance carry
The single largest DSCR variable in Florida. Windstorm and flood premiums in coastal counties can move a ratio by 0.15 or more. Get a bindable quote before you underwrite the deal, not during due diligence.
Interest-only structure
Most Florida DSCR programs offer a 10-year interest-only period. Removing principal from the payment typically lifts DSCR by 0.10 to 0.25 and can carry a marginal deal over the 1.0 threshold.
Down payment
Every 5 percentage points of additional equity reduces the debt service and raises DSCR. Investors short of a 1.0 ratio most often solve it by moving from 20% to 25–30% down.
Rent documentation
A signed lease above market rent can be used at the lower of lease or appraised market rent. For short-term rentals, a 12-month AirDNA projection often supports a higher qualifying income than a Form 1007 appraisal.
Get Your Florida DSCR Pre-Qualification
Tell us about your property and target loan amount. We will respond within one business day with realistic terms based on real Florida DSCR programs — not generic rate quotes.
Florida DSCR Loan FAQ
Related Florida Real Estate Financing
Investor credit below 620 or a recent bankruptcy? See bad credit business loans for real estate investors — asset-based fix-and-flip and bridge programs that close where DSCR can't.