Loan programs
Consumer mortgages are originated in Florida. DSCR is a business-purpose investment loan placed nationwide subject to investor overlay.
Veterans · Active duty · Surviving spouses
Florida VA loans
VA mortgages for a Florida primary residence — often $0 down, no monthly PMI, with full entitlement generally uncapped by county in 2026.
Often $0 with full entitlement
Land + build + permanent VA · One closing
Florida VA one-time construction loan
Tampa LO Melvin List originates Florida VA one-time-close construction: one loan that buys the lot (or uses owned-lot equity), pays the builder on inspection draws, and converts to a permanent VA mortgage at certificate of occupancy.
Often $0 when as-completed value supports the project
Investment property · Rent vs PITIA · Not tax returns
DSCR loans nationwide
Business-purpose loans on 1–4 unit rentals that qualify on rent divided by PITIA. Placed nationwide through C2’s investor panel. Not a consumer or owner-occupied loan.
Typically 20–25%
3.5% down · Flexible credit
Florida FHA loans
FHA-insured purchase and refinance for Florida primary residences. 2026 one-unit limit in Hillsborough County is $541,287.
3.5% typical
$0 down in mapped rural and suburban tracts
Florida USDA loans
USDA Section 502 guaranteed loans — 100% financing where the census tract maps and household income is under the cap.
$0 if mapped and under the income cap
Fannie Mae & Freddie Mac
Florida conventional loans
Conforming mortgages in Florida. 2026 one-unit baseline $832,750 in most counties, $990,150 in Monroe.
3–20%
Above the 2026 conforming limit
Florida jumbo loans
Jumbo is a loan larger than $832,750 in most Florida counties, or $990,150 in Monroe. Not the 2024 figure of $766,550.
Typically 10–25%
Age 62+ · Equity in, no required monthly P&I
Florida reverse mortgage (HECM)
FHA-insured Home Equity Conversion Mortgage for eligible Florida homeowners 62 and older.
Equity in — no monthly P&I required
Bank statement · ITIN · Foreign national
Florida non-QM loans
Investor programs outside Fannie, Freddie, FHA, VA, and USDA for self-employed, ITIN, and foreign-national Florida files.
Typically 10–30%
Buy before you sell
Florida bridge loans
Short-term equity financing so you can close on the next Florida home without a contingent offer.
Equity-based
Asset-based · Short term · Flip, rehab, speed
Private money and hard money
Private / hard money is short-term, asset-based financing when agency, DSCR, or a bank will not move fast enough — or the property does not fit those boxes. Melvin List places these files through C2 Financial.
Asset / LTV based — points and term follow the investor
5+ multifamily · Office · Retail · Hard money or longer term
Commercial loans and 5+ unit financing
Commercial and 5+ multifamily — including 10-unit and larger — from Tampa LO Melvin List. Hard money when the file needs speed, or a longer-term commercial structure when the asset supports it.
Asset / LTV based — term follows the property and overlay
Primary · Second home · Investment · Non-warrantable condos
Florida HELOC — 5-day close
A Florida home-equity line on a primary residence, second home, or investment property — houses and condos, including many non-warrantable condos. Appraisal, income, and title run electronically so complete files close in five business days.
Equity / CLTV based — typically a second lien
Up to $35,000 · 0% deferred second
Florida Hometown Heroes
Florida Housing Finance Corporation assistance: 5% of the first mortgage, minimum $10,000, maximum $35,000 in 2026. Not forgiven.
Assistance 5% / max $35,000
Ready for a Florida-specific quote?
Call or text Melvin List with the property, occupancy, and how you earn income. You will get a real structure — VA, FHA, conventional, jumbo, non-QM, or nationwide DSCR — not a teaser rate.