For Investors · Florida
South Florida rentals are a numbers business, and DSCR lending prices the deal on those numbers: if the rent covers the payment, the deal can finance — no W-2s, no tax returns, no personal debt-to-income calculation. It's how investors scale past the fourth or fifth property, when conventional lending starts saying no to even great deals.
DSCR Calculator
Plug in the rent and the property's costs to see its debt-service coverage ratio — the number a DSCR lender actually underwrites. Then send the scenario to me and I'll tell you how it prices and which program tier it fits.
Plain English
DSCR stands for debt-service coverage ratio: the property's rent divided by its full monthly payment (principal, interest, taxes, insurance, association dues). A ratio of 1.0 means the rent exactly covers the payment; above 1.0 it cash-flows. DSCR loans underwrite that ratio instead of your personal income — no tax returns, no employment verification, no DTI. Under current guidelines, ratios below 1.0 can still qualify with more equity, first-time investors are eligible (with a 1.0+ ratio and stronger credit), and title can vest in your LLC with a personal guarantee. It's investment-property financing shaped the way investors actually operate.
Conventional caps how many financed properties you can hold and drowns you in paperwork by property #5. DSCR looks at each deal on its own cash flow — portfolio size isn't the obstacle. Want several properties under one loan instead? See portfolio and blanket financing.
Title can vest in a U.S. LLC, partnership, or corporation with a personal guarantee — the asset-protection structure most Florida investors already use, without workarounds.
On top program tiers, projected short-term rental income (including AirDNA-supported analysis) can qualify the deal — relevant for Miami's vacation-rental zones. Ask before you assume; it's tier-specific.
Buying your first rental? Current guidelines allow it with a DSCR of 1.00+ and stronger credit (700+). I'll run the numbers with you before you write the offer.
DSCR investment loans carry a prepayment penalty (1–5 year options, and it can be bought down or out entirely) and typically need about 20–25% down — as little as 15% for the best-qualified under current guidelines. I price both structures so you choose with open eyes.
Deal doesn't fit? Below-1.0 ratios, non-warrantable condos (with lower LTV caps), and foreign national investors all have paths under current guidelines — and when DSCR isn't the tool, private money often is. Case study: a bridge loan now, a DSCR refinance later →
The math
Divide the monthly rent by the full monthly payment. The full payment, called PITIA, is principal, interest, property taxes, insurance, and association dues.
Illustrative numbers only, not a quote. Your rate, taxes, and insurance set the real payment.
1.00 means the rent exactly covers the payment. Above 1.00, the property brings in more than it costs each month. Below 1.00, the rent falls short, and the deal usually needs more equity or a different structure.
The rent comes from the lease or from the appraiser's estimate of market rent. Cash flow in the calculator is before vacancy, repairs, and management.
Florida specifics
Wind and flood coverage can be the biggest variable in a Florida payment. Get a real quote before you make an offer, because a few hundred dollars a month can move the ratio below 1.00.
Florida generally reassesses a property after it sells, and rentals don't get the homestead exemption. Estimate taxes on your purchase price, not the seller's current bill.
HOA dues count in the payment, and special assessments from building inspections and reserve requirements can change them. Check the building before you commit.
Many South Florida cities and condo associations restrict short-term rentals. Confirm the property can legally rent short-term before counting on that income.
FAQ
The lender divides the property's monthly rent by the full monthly payment (PITIA). At 1.0 or above, the property covers itself and qualifies on its own cash flow — your personal income and DTI are never calculated. Rent is documented by the appraiser's market-rent analysis or the actual lease.
Often, yes. Under current guidelines, ratios from 0.75 to 0.99 can qualify with more equity in the deal, and top tiers offer no-ratio options below that. The trade-off is a larger down payment — call with the address and rent number and I'll tell you where it lands.
Yes — U.S. LLCs, partnerships, and corporations can hold title, with a personal guarantee from you as the individual. Layered structures (like an LLC owned by a trust) are also possible under current guidelines.
On top program tiers, yes — projected short-term rental income, including AirDNA-based analysis, can be used to qualify, even for first-time investors. City and county STR rules still apply, so verify the property's zoning before you count the income.
Typically 20–25% down; the best-qualified scenarios reach as little as 15% under current guidelines. Below-1.0 ratios, condos with non-warrantable features, and cash-out refinances all require more equity. Reserves of roughly 3–6 months of payments are standard.
Yes — DSCR investment loans carry one, with 1-to-5-year options that step down over time, and it can be bought down or bought out entirely at closing. If you plan to flip or refinance quickly, tell me upfront and we'll structure the shortest or bought-out option.
At 1.00 the rent exactly covers the full payment. Many investors aim for 1.25 or higher, which leaves room for vacancy and repairs. Ratios below 1.00 are sometimes considered with more equity, case by case.
The lease amount, or the market rent the appraiser estimates for the property. Short-term rental income is handled differently by each program, so ask before you rely on it.
Insurance is part of the full monthly payment, so a higher wind or flood premium lowers the ratio directly. Getting an insurance quote before you make an offer is one of the best ways to avoid surprises.
No. It is an estimate using the numbers you enter, including your own rate. Send the scenario and Reinier reviews it personally and tells you how it may price.
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