# Miami Fix and Flip Loans: full site content > Hard money, fix and flip and DSCR rental loans for Miami, Fort Lauderdale and South Florida real estate investors. The South Florida division of Optimus Capital Corp (https://www.optimuscapitalcorp.com/), a relationship-driven lender for real estate investors founded in 2015. Business-purpose loans on non-owner-occupied investment property only. Phone (954) 598-4564. Email andrew@optimuscapitalcorp.com. Last updated 2026-11-06. --- Source: https://miamifixandfliploans.com/ Title: Hard Money & Fix and Flip Loans in Miami | South Florida Summary: Hard money and fix and flip loans in Miami, Fort Lauderdale and South Florida: 90% of purchase, 100% of rehab. DSCR rental loans to 85% LTV, no tax returns. # Hard money and fix and flip loans in Miami and South Florida Miami Fix and Flip Loans finances house renovations, single-family rentals, duplexes, condos and townhomes, small multifamily and new construction across Miami-Dade, Broward and Palm Beach counties. Fix and flip loans cover up to 90% of the purchase and 100% of the rehab, and rental loans are approved on the rent, not your tax returns. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 The South Florida division of Optimus Capital Corp. Business-purpose loans on non-owner-occupied investment property only. ## Loan terms at a glance Flip: purchase financed | up to 90% Flip: rehab financed | up to 100% Flip: limit on after-repair value | 70 to 75% Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Minimum credit score | 600 Loan amounts | $75K to $10M+ Top fix and flip leverage is for credit scores of 720 and up, and a flip loan can close in about 7 days. Rental loans are approved on the property’s rent and take about 30 days. Construction at 90% of cost is for experienced builders. Miami Fix and Flip Loans is the South Florida division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. We lend only on non-owner-occupied property: flips, rentals and new builds. [Investment property loans in Miami](https://miamifixandfliploans.com/investment-property-loans-miami/) [Meet Andrew](https://miamifixandfliploans.com/about-us/) ## Fix and flip loans built for South Florida houses Miami-Dade and Broward are full of concrete block and stucco houses built from the 1940s to the 1970s: mid-century homes in Little River, Allapattah and North Miami, ranch houses in Hialeah, Miami Gardens and Hollywood, and 1920s Mediterranean houses in older neighborhoods. A dated house with a new roof, impact windows, new systems and a new kitchen can sell for far more. Our fix and flip loans fund most of the purchase and all of the work. ### Buy and renovate Up to 90% of the purchase price and 100% of the rehab budget at a 720+ credit score, limited to 70 to 75% of the after-repair value. Scores down to 600 qualify at lower leverage. ### Interest only, no penalty Terms of 6 to 24 months with interest-only payments. Pay the loan off the day you sell, with no prepayment penalty. ### Experienced flippers Investors with 5 or more flips in the past 2 years can close without an inspection or appraisal, up to 75% of the after-repair value. Keeping the house instead? When the work is finished, a [DSCR rental loan](https://miamifixandfliploans.com/dscr-rental-loans/) can replace the flip loan, with a cash-out refinance at up to 80% loan-to-value. [See fix and flip terms](https://miamifixandfliploans.com/fix-and-flip-loans/) [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) ## Everything we finance Every loan is a business-purpose loan secured by investment real estate. Terms run from 6 months to 30 years. Program | Use it for | Top leverage | Approved on [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record [Mid-rehab loans](https://miamifixandfliploans.com/hard-money-loan-programs/#mid-rehab) | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope [Portfolio loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group [Commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#commercial) | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## From first call to closing - Tell us about the dealAddress, price, the renovation budget or the rent it earns, and whether you plan to sell or hold. A call or the short form is enough. - See your termsWe run the numbers and tell you the leverage and pricing available. As a rule there is nothing to pay upfront. - Appraisal and reviewThe appraisal is ordered and you pay the appraiser directly. Investors with 5 or more flips in the past 2 years can skip the inspection and appraisal on a flip. - Close with your title companyRental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. In Florida, closings are handled by a title agent or a real estate attorney. ## What clients say about Andrew Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Property and borrowers we work with ### South Florida investment property - Single-family houses to renovate and resell - Single-family rentals and townhomes - Duplexes, triplexes and fourplexes - Condos, including non-warrantable condos - Small multifamily and apartment buildings - New construction and infill lots ### Commercial property - Multifamily - Hospitality - Professional office - Industrial - Retail shopping centers ### Who can borrow - New investors and seasoned ones - Credit scores of 600 and above - Out-of-state owners and LLCs - Foreign nationals, on rental loans - Investors with any number of existing loans We do not finance a home you will live in. For a primary residence, talk to a conventional mortgage broker. ## Lending across South Florida We finance investment property in Miami and across Miami-Dade County, in Fort Lauderdale and the rest of Broward County, and north into Palm Beach County. - [Miami, FL](https://miamifixandfliploans.com/miami-fl/) - [Fort Lauderdale, FL](https://miamifixandfliploans.com/fort-lauderdale-fl/) - [Hialeah, FL](https://miamifixandfliploans.com/hialeah-fl/) - [Hollywood, FL](https://miamifixandfliploans.com/hollywood-fl/) - [Miami Gardens, FL](https://miamifixandfliploans.com/miami-gardens-fl/) - [Pembroke Pines, FL](https://miamifixandfliploans.com/pembroke-pines-fl/) - [Homestead, FL](https://miamifixandfliploans.com/homestead-fl/) - [West Palm Beach, FL](https://miamifixandfliploans.com/west-palm-beach-fl/) - [All service areas](https://miamifixandfliploans.com/areas-we-serve/) ## Questions investors ask us ### Who is the best lender for a fix and flip in Miami? Look for a lender that funds most of the purchase and all of the renovation, closes quickly, and builds Florida property taxes, windstorm and flood insurance and the hurricane code into the plan. We lend up to 90% of the purchase and 100% of the rehab, and lend only on investment property. [How to choose a lender](https://miamifixandfliploans.com/investment-property-loans-miami/). ### Can I finance a Miami property to rent on Airbnb? Short-term rental rules differ city by city across South Florida. Florida law bars cities from banning vacation rentals outright, but rules adopted before June 2011 still stand, and Miami Beach bans short-term rentals in single-family homes and most residential districts, and fines for illegal rentals are steep. In the City of Miami, short stays are allowed only where the zoning permits them, with a certificate of use and a business tax receipt, and every operator also needs a Florida vacation rental license and must collect state and county tourist taxes. Many condo associations ban short stays as well. Because the rules depend on the exact address and building, we underwrite on long-term rent unless the property can legally host short stays. ### Do you check my income? No. A flip or construction loan is approved on the deal, and a rental loan on the rent the property earns. There is no employment or debt-to-income review. ### What credit score do you need? Programs begin at a 600 score. The best fix and flip terms are for scores of 720 and up, and a rental purchase at 600 is limited to 70% loan-to-value. ### Do you lend in Broward and Palm Beach? Yes. We lend across Miami-Dade, Broward and Palm Beach counties, including Fort Lauderdale, Hialeah, Hollywood, Miami Gardens, Pembroke Pines, Homestead and West Palm Beach. ### How fast can a loan close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. [See every question](https://miamifixandfliploans.com/faq/) ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/investment-property-loans-miami/ Title: Investment Property Loans Miami FL | Non-Owner-Occupied Summary: Non-owner-occupied property loans in Miami and South Florida: fix and flip, DSCR rental and construction financing. No tax returns, from 600 credit. [Home](https://miamifixandfliploans.com/) / Investment property loans # Investment property loans in Miami Financing for non-owner-occupied real estate: houses to renovate and resell, single-family rentals, duplexes, condos, small multifamily and new builds across Miami-Dade, Broward and Palm Beach counties. Investment property is the only kind of lending we do. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Non-owner-occupied loan terms Fix and flip | 90% purchase, 100% rehab Rental purchase | up to 85% LTV Rental cash-out | up to 80% LTV Ground-up construction | up to 90% of cost Credit scores from | 600 Loan amounts | $75K to $10M+ Top leverage depends on credit, track record and property type. We do not finance a home you will live in. ## What a non-owner-occupied loan is A non-owner-occupied property is one the borrower does not live in: a house bought to renovate and sell, a rental leased by the year, a duplex, or a lot where a house will be built. Lenders treat these as business-purpose loans, and the rules differ from the mortgage on a primary residence. Miami Fix and Flip Loans lends only on non-owner-occupied property. We are the South Florida division of Optimus Capital Corp, a nationwide lender that works only with real estate investors, and the division is run by Andrew Shanti, who has worked in lending and real estate since 2005 as a principal, executive and investor. ## How to choose a lender for a Miami investment property The right lender depends on what you plan to do with the property. Three kinds of lender finance investment real estate, and each one approves the loan on something different. Lender type | Approves the loan on | Fits best Bank or conventional mortgage | Your tax returns, employment and debt-to-income ratio | Borrowers with strong documented income and only a few financed properties DSCR lender | Whether the rent covers the payment | Long-term rentals, self-employed investors, LLC borrowers and investors with many loans Hard money or bridge lender | The deal: price, budget and finished value | Fix and flips, ground-up construction and purchases that have to close quickly We offer the second and third kinds. For a home you will live in, a conventional mortgage broker is the right place to go. ## Questions to ask before you pick a lender South Florida deals have their own costs and risks. These questions sort out quickly who can close your deal. - Will you fund the whole renovation? We finance up to 100% of the rehab budget at a 720+ score, paid in draws as work is finished. - Do you underwrite property tax correctly? Florida has no state income tax, and investment property gets no homestead exemption, so property tax is a large cost of holding a rental. Combined rates in Miami-Dade and Broward are often close to 2% of taxable value. On non-homestead property, the taxable value for most levies can rise no more than 10% a year, but the cap resets when the property is sold, so a buyer is taxed on full market value the next year. Voters approved Amendment 3 on November 3, 2026, which lowers that cap to 5% starting in 2027; school taxes are not capped. - Do you account for insurance and the hurricane code? Windstorm and flood coverage drive insurance costs across South Florida. Many insurers ask for a four-point inspection on older homes and give credits for a wind mitigation report, and Citizens Property Insurance is the state’s insurer of last resort. Large parts of the region are in FEMA flood zones, and flood insurance is a separate policy. Get quotes before you make an offer. Miami-Dade and Broward are in the High-Velocity Hurricane Zone of the Florida Building Code, so new roofs, windows and doors must carry approvals rated for it. Most South Florida houses are concrete block and stucco, which holds up well, but older roofs, windows and electrical and plumbing systems are what insurers look at first. - Do you understand condos? Florida now requires a milestone structural inspection of condo buildings of three or more stories once they reach 30 years, then every 10 years, and a structural integrity reserve study every 10 years with reserves that can no longer be waived. Many older buildings face large special assessments as a result. Read the association’s budget, reserve study and any planned assessments before you buy a unit. - Do you understand the rental rules? Short-term rental rules differ city by city across South Florida. Florida law bars cities from banning vacation rentals outright, but rules adopted before June 2011 still stand, and Miami Beach bans short-term rentals in single-family homes and most residential districts, and fines for illegal rentals are steep. In the City of Miami, short stays are allowed only where the zoning permits them, with a certificate of use and a business tax receipt, and every operator also needs a Florida vacation rental license and must collect state and county tourist taxes. Many condo associations ban short stays as well. Because the rules depend on the exact address and building, we underwrite on long-term rent unless the property can legally host short stays. - Will you check my personal income? We do not. There are no tax returns and no employment or debt-to-income review. - Can I close in an LLC, and from out of state? Yes. We lend to LLCs and to out-of-state owners, and to foreign nationals on rental loans. - How fast can you close? Rental loans take about 30 days, appraisal included. Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready. ## What we finance in South Florida - [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/): up to 90% of the purchase price and 100% of the rehab at a 720+ credit score. - [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) for single-family rentals, duplexes, townhomes and condos: up to 85% loan-to-value to buy and 80% on a cash-out refinance, fixed for 5 to 30 years. - [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/): up to 90% of cost for experienced builders, with the lot included. - [Mid-rehab, portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/) for projects that need capital to finish, groups of rentals, and multifamily or commercial property. For neighborhood notes and local rules, see [Miami](https://miamifixandfliploans.com/miami-fl/), [Fort Lauderdale](https://miamifixandfliploans.com/fort-lauderdale-fl/) and our other [market pages](https://miamifixandfliploans.com/areas-we-serve/). ## Investment property loans: common questions ### Who is the best lender for an investment property in Miami? It depends on the deal. For a renovation or a new build, look for a hard money lender that funds most of the purchase and the work and closes quickly. For a rental you will hold, look for a DSCR lender that qualifies the property on its rent and underwrites Florida property taxes, insurance and condo dues realistically. Miami Fix and Flip Loans does both and lends only on non-owner-occupied property. It is run by Andrew Shanti, who has worked in lending and real estate since 2005. ### What is a non-owner-occupied loan? It is a loan on a property the borrower will not live in, such as a flip, a rental or a new build for sale. It is a business-purpose loan, approved on the property and the deal, and it is not reported on personal credit like a conventional mortgage. ### Can I get an investment property loan without tax returns? Yes. A DSCR rental loan is approved on whether the rent covers the payment, and a construction or fix and flip loan on the deal. We do not verify income or employment. ### How much do I need to put down on a Miami rental? As little as 15% with strong credit, since we lend up to 85% loan-to-value on a rental purchase. At a 600 credit score the limit is 70%, so plan on 30%. Also budget for Florida’s note stamps and intangible tax on the new mortgage. ### Do you lend to foreign buyers in Miami? Yes. Foreign nationals can borrow through our rental loan programs, and many of our South Florida borrowers own through a Florida LLC. ### Do you lend on second homes or primary residences? No. We lend on investment property only, and the property cannot be a home you will live in. For a primary residence, talk to a conventional mortgage broker. ### Do you lend outside Miami? Yes. We lend across Miami-Dade, Broward and Palm Beach counties, including Fort Lauderdale, Hialeah, Hollywood, Miami Gardens, Pembroke Pines, Homestead and West Palm Beach, and through Optimus Capital Corp in other states. ## Loan programs at a glance Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Buying an investment property in South Florida? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/dscr-rental-loans/ Title: DSCR Loans in Miami | Rental Loans up to 85% LTV Summary: DSCR loans for Miami and South Florida rentals: up to 85% LTV to buy, 80% cash-out, homes, duplexes and condos, no tax returns. From 600 credit. [Home](https://miamifixandfliploans.com/) / [Loan programs](https://miamifixandfliploans.com/hard-money-loan-programs/) / DSCR rental loans # DSCR loans for Miami and South Florida rental property Long-term financing approved on what the property earns. Single-family rentals, duplexes to fourplexes, townhomes and condos, with no tax returns or employment check. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## DSCR loan terms To buy | up to 85% LTV Cash-out refinance | up to 80% LTV Credit scores from | 600 Fixed terms | 5 to 30 years Prepayment choices | 3-year, 5-year or none Typical closing | about 30 days At a 600 score the limit is 70% loan-to-value. Stronger credit qualifies for up to 85% on a purchase. ## DSCR in plain terms DSCR is short for debt service coverage ratio. It answers one question: does the rent pay the mortgage? If it does, the loan can be approved without looking at your personal income. DSCR = monthly rent ÷ monthly payment. The payment counts principal, interest, property taxes, insurance and any homeowners association fee. Rent | Payment | DSCR | Reading $2,860 | $2,200 | 1.30 | Income is 30% above the payment $2,200 | $2,200 | 1.00 | Income equals the payment $1,980 | $2,200 | 0.90 | Income is short; expect less leverage or a higher rate Illustrative figures. We prefer a ratio of 1.0 or higher. A strong borrower can qualify under 1.0 with lower leverage, and there is a no-DSCR option up to 75% loan-to-value at a higher rate. ## Why taxes, insurance and association fees matter so much in South Florida - Property tax. Florida has no state income tax, and investment property gets no homestead exemption, so property tax is a large cost of holding a rental. Combined rates in Miami-Dade and Broward are often close to 2% of taxable value. On non-homestead property, the taxable value for most levies can rise no more than 10% a year, but the cap resets when the property is sold, so a buyer is taxed on full market value the next year. Voters approved Amendment 3 on November 3, 2026, which lowers that cap to 5% starting in 2027; school taxes are not capped. - Insurance. Windstorm and flood coverage drive insurance costs across South Florida. Many insurers ask for a four-point inspection on older homes and give credits for a wind mitigation report, and Citizens Property Insurance is the state’s insurer of last resort. Large parts of the region are in FEMA flood zones, and flood insurance is a separate policy. Get quotes before you make an offer. - Condo and HOA fees. Condo dues and special assessments count in the payment. Florida now requires a milestone structural inspection of condo buildings of three or more stories once they reach 30 years, then every 10 years, and a structural integrity reserve study every 10 years with reserves that can no longer be waived. Many older buildings face large special assessments as a result. Read the association’s budget, reserve study and any planned assessments before you buy a unit. Use the tax bill at full market value, not the seller’s capped or homestead figure, and get real windstorm and flood quotes before you make an offer. Those numbers decide whether many South Florida rentals clear 1.0. ## Which rent counts - Long-term rentals. Year-long leases are the core of the market, with strong demand from a growing population. We use the lease or the market rent from the appraisal. - Duplexes to fourplexes. Every unit’s rent counts. - Short-term rentals. Short-term rental rules differ city by city across South Florida. Florida law bars cities from banning vacation rentals outright, but rules adopted before June 2011 still stand, and Miami Beach bans short-term rentals in single-family homes and most residential districts, and fines for illegal rentals are steep. In the City of Miami, short stays are allowed only where the zoning permits them, with a certificate of use and a business tax receipt, and every operator also needs a Florida vacation rental license and must collect state and county tourist taxes. Many condo associations ban short stays as well. Because the rules depend on the exact address and building, we underwrite on long-term rent unless the property can legally host short stays. - Rental rules. Florida law bars cities and counties from adopting rent control and from setting their own landlord-tenant rules, so rents follow the market and the state’s landlord-tenant law applies everywhere. Some cities require a business tax receipt or a rental registration for each rental property, so check with the city where the property sits. ## Loan options - Fixed terms from 5 to 30 years. The 10/1 interest-only and the 30-year fully amortized loan are chosen most often. - Qualifying on the interest-only payment is available. - A 3-year or 5-year prepayment penalty. The 5-year option usually prices about 0.25 to 0.5% lower. No penalty is available at a higher rate. - One property or a whole [portfolio](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio). ## Refinancing after a renovation or a build If you renovate or build a property and decide to keep it, a DSCR loan replaces the short-term fix and flip or construction loan with long-term debt. A cash-out refinance at up to 80% loan-to-value can hand back much of the cash you put in. ## Documents we ask for - Loan application - Signed purchase contract, or your original settlement statement for a refinance - The lease, or market rent from the appraisal - Two months of bank statements - Insurance and title contacts, and someone to let the appraiser in - For a condo or a property in an association: the dues, the budget and any special assessments - For an LLC: articles of organization, EIN letter and operating agreement The full list is in our [hard money loan document checklist](https://miamifixandfliploans.com/hard-money-loans-document-list/). ## DSCR loans: common questions ### What DSCR do you require? We prefer 1.0 or higher, which means the rent covers the full payment. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program is available up to 75% loan-to-value at a higher rate. ### Can I qualify with Airbnb income in Miami? Usually we underwrite on long-term rent, because short-term rentals are banned in much of Miami Beach, limited by zoning in the City of Miami and barred by many condo associations. Ask us about a specific address. ### Why did my DSCR come in lower than I expected? Most often it is property tax, insurance or condo dues. A new owner is taxed on full market value without a homestead exemption, and windstorm and flood coverage is expensive in South Florida. ### Do you finance condos in Miami? Yes, including non-warrantable condos. We review the association’s budget, reserves, milestone inspection status and any special assessments, since those affect the payment and the value. ### What credit score is needed for a DSCR loan? The minimum is 600, at up to 70% loan-to-value. Higher scores qualify for up to 85% of the purchase price. ### Do you look at my tax returns or job? No. A DSCR loan is approved on the property’s rental income. There is no employment, tax return or debt-to-income review. ### Does the loan appear on my personal credit? No. These are business-purpose loans and are not reported on your personal credit like a conventional mortgage. There is no cap on how many properties we will finance for you. ## Buying or refinancing a South Florida rental? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/new-construction-loans/ Title: Construction Loans in Miami | Up to 90% of Cost Summary: Construction loans in Miami and South Florida for new homes, townhomes and rebuilds. Up to 90% of cost, lot included, first-time builders welcome. [Home](https://miamifixandfliploans.com/) / [Loan programs](https://miamifixandfliploans.com/hard-money-loan-programs/) / Construction loans # Ground-up construction loans in Miami and South Florida Financing to build from the ground up, lot included: new homes, townhomes, duplexes, tear-down rebuilds and small apartment buildings. Experienced builders can borrow up to 90% of the total project cost. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Construction loan terms Experienced builders | up to 90% of cost Standard | up to 85% of cost Limit on finished value | 70 to 75% Lot cost financed | up to 70% First-time builders | programs available Smallest loan | $75,000 Builders with fewer recent projects, and smaller markets, are usually limited to 80% of cost. ## Two limits decide the loan Loan-to-cost measures the loan against what you spend on the lot and the build. Loan-to-value measures it against what the finished property will be worth. A construction loan has to fit inside both. - The lot: up to 70% of what you paid can be financed. - The whole project: normally up to 85% of cost. - Experienced builders in major markets: up to 90% of cost. - Less active builders and smaller markets: usually up to 80% of cost. - Always: no more than 70 to 75% of the finished value. ### Example Infill lot | $300,000 Construction budget | $600,000 Total cost | $900,000 Finished value | $1,300,000 85% of cost | $765,000 90% of cost, experienced builder | $810,000 75% of finished value, the ceiling | $975,000 For illustration only. Both loan amounts sit under the $975,000 ceiling. ## Who qualifies Your record sets your leverage. Builders with completed projects get the most. First-time builders are not shut out: we have programs for them too. ## Building in South Florida - Hurricane code. New homes in Miami-Dade and Broward are built to the High-Velocity Hurricane Zone standards, with approved roofing, impact windows and doors. Price them into the budget from the start. - Flood elevation. In a FEMA flood zone the lowest floor has to sit at or above the base flood elevation plus any extra height the city requires, which affects fill, foundations and design. - City permits. Miami-Dade has 34 cities, Broward 31, and unincorporated areas are permitted by the county. Review times vary widely. Plan the schedule, and the loan term, around a realistic permit date. - Zoning. Confirm what the lot allows before you design. In the City of Miami, the Miami 21 code sets what can be built on each lot, and many neighborhoods near the urban core allow duplexes or townhomes. - Historic districts. Miami Beach has large historic districts, including the Art Deco district in South Beach, and the City of Miami has districts such as Morningside, Buena Vista East and Spring Garden. Coral Gables reviews the design of almost every exterior change. Exterior work in a historic district needs approval from the city’s historic preservation board as well as a building permit. ## From construction loan to rental loan Many investors build to keep. When the property is finished and leased, a [DSCR rental loan](https://miamifixandfliploans.com/dscr-rental-loans/) pays off the construction loan and replaces it with long-term debt. ## Finishing a stalled build A construction completion loan lends against the project as it stands today and adds what is needed to finish it. ## Documents we ask for - Loan application and personal financial statement - A line-item construction budget with a clear scope of work. Draws are paid against it - Plans, drawings, survey with flood elevation, and permit status - Your general contractor’s details, insurance and recent completed projects - Your own projects from the last 2 years, with settlement statements - Two months of bank statements showing reserves - Insurance and title contacts The full list is in our [hard money loan document checklist](https://miamifixandfliploans.com/hard-money-loans-document-list/). ## Construction loans: common questions ### How much of a new build will you finance in South Florida? Normally up to 85% of the total project cost, and up to 90% for experienced builders in major markets. The loan must also stay within 70 to 75% of the finished value. ### Is the lot included? Yes. Up to 70% of the lot cost can be financed, as long as the total loan stays inside the loan-to-cost limit. ### Can I build a house to rent and then refinance? Yes. Build with a construction loan, then refinance into a DSCR rental loan once the home is leased. ### Will you lend to someone building for the first time? Yes, we have first-time builder programs. Leverage rises with a record of completed projects. ### Can you fund a build that has stopped part-way? Yes. A construction completion loan is based on the current as-is value plus the cost to finish. ## Have a lot and a set of plans? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/fix-and-flip-loans/ Title: Fix and Flip Loans in Miami | 90% of Purchase + 100% Rehab Summary: Fix and flip loans in Miami and South Florida: up to 90% of purchase and 100% of rehab, interest only, no prepayment penalty. Closes in about 7 days. [Home](https://miamifixandfliploans.com/) / [Loan programs](https://miamifixandfliploans.com/hard-money-loan-programs/) / Fix and flip loans # Fix and flip loans in Miami and South Florida Bridge financing for investors who buy, renovate and resell in Miami-Dade, Broward and Palm Beach counties. One loan covers up to 90% of the purchase and the entire rehab budget. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## Fix and flip loan terms Purchase financed | up to 90% Rehab financed | up to 100% Cap on after-repair value | 70 to 75% Credit scores from | 600 Term | 6 to 24 months Payments | interest only Average closing | 21 days or less The 90% and 100% figures apply at a 720+ credit score. Below that, leverage and pricing adjust down to a 600 minimum. ## How the loan amount is worked out The loan is built from two numbers. The first is a share of what you pay for the property. The second is your renovation budget, which is held back and paid out in draws as each stage of work is finished. The two together are limited to 70 to 75% of the after-repair value (ARV): the price the property should bring once the work is complete. ### Example You buy the house for | $420,000 Your rehab budget is | $110,000 Expected resale value (ARV) | $720,000 90% of the purchase | $378,000 100% of the rehab | $110,000 Loan amount | $488,000 75% of ARV, the ceiling | $540,000 Down payment, before closing costs | $42,000 For illustration only. $488,000 is below the $540,000 ceiling, so the whole loan is available. ## How experience and credit change the terms - First deal? You can still qualify. A new investor with a 720+ score is eligible for the full 90% and 100%. - Five or more flips in the past two years? You can close with no inspection and no appraisal, up to 75% of ARV. - Score under 720? Programs run down to 600, with less leverage. Experience is counted as properties you bought and sold in the past 24 months that were acquired within the past 36 months. ## Built around a resale - Interest-only payments while you renovate - 6 to 24 month terms - No prepayment penalty: pay off the day you sell - No income or job verification ## When a project stalls: mid-rehab loans If a renovation is under way and the money has run out, a mid-rehab loan lends on the property as it stands today and adds the funds to finish. ## What a South Florida flip involves - Hurricane code. Miami-Dade and Broward are in the High-Velocity Hurricane Zone of the Florida Building Code, so new roofs, windows and doors must carry approvals rated for it. Most South Florida houses are concrete block and stucco, which holds up well, but older roofs, windows and electrical and plumbing systems are what insurers look at first. - Insurance. Windstorm and flood coverage drive insurance costs across South Florida. Many insurers ask for a four-point inspection on older homes and give credits for a wind mitigation report, and Citizens Property Insurance is the state’s insurer of last resort. Large parts of the region are in FEMA flood zones, and flood insurance is a separate policy. Get quotes before you make an offer. - The 50% flood rule. In a FEMA flood zone, if the cost of a renovation reaches 50% of the building’s market value, the whole building must be brought up to current flood rules, which can mean elevating it. Some cities add up improvements over several years, so ask the building department how it counts before you set the scope. - Property tax while you hold. Florida has no state income tax, and investment property gets no homestead exemption, so property tax is a large cost of holding a rental. Combined rates in Miami-Dade and Broward are often close to 2% of taxable value. On non-homestead property, the taxable value for most levies can rise no more than 10% a year, but the cap resets when the property is sold, so a buyer is taxed on full market value the next year. Voters approved Amendment 3 on November 3, 2026, which lowers that cap to 5% starting in 2027; school taxes are not capped. - Closing taxes. Florida charges documentary stamp tax on deeds: $0.70 per $100 of price in most counties, while Miami-Dade charges $0.60 per $100 on a single-family home and $1.05 per $100 on other property. Sellers customarily pay it. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan, which buyers usually pay. Title insurance premiums are set by the state, and closings are handled by a title agent or a real estate attorney. - Permits and historic districts. Miami-Dade has 34 cities and Broward 31, and each runs its own building department. Miami Beach has large historic districts, including the Art Deco district in South Beach, and the City of Miami has districts such as Morningside, Buena Vista East and Spring Garden. Coral Gables reviews the design of almost every exterior change. Exterior work in a historic district needs approval from the city’s historic preservation board as well as a building permit. - Where the deals are. Little River, Allapattah, Little Haiti, Liberty City and West Little River in and around Miami; Miami Gardens, North Miami and Opa-locka to the north; Hialeah, Homestead and Florida City; and Lauderhill, Lauderdale Lakes and older parts of Hollywood and Fort Lauderdale in Broward. ## Documents we ask for - Loan application - Signed purchase contract, or the settlement statement from your purchase if you are refinancing - A rehab budget broken into line items with a clear scope of work - Contact details for your insurance agent and title company - For an LLC: articles of organization from Sunbiz, EIN letter and operating agreement - For experienced investors: your projects from the last 3 years with settlement statements The full list is in our [hard money loan document checklist](https://miamifixandfliploans.com/hard-money-loans-document-list/). ## Fix and flip loans: common questions ### How much of a fix and flip will you finance in Miami? As much as 90% of the purchase price and 100% of the renovation budget, provided the total loan is no more than 70 to 75% of the after-repair value. Those figures apply to borrowers with a credit score of 720 or higher. ### How quickly can a fix and flip loan close in Florida? The average is up to 21 days. Once title work and insurance are ready, a loan can close in about 7 days with your title agent or closing attorney. ### Do I need flipping experience? No. First-time investors can qualify. Investors who have completed 5 or more flips in the past 2 years get a shorter process with no inspection or appraisal. ### What closing taxes apply when I buy and sell in Miami? Florida charges documentary stamp tax on deeds: $0.70 per $100 of price in most counties, while Miami-Dade charges $0.60 per $100 on a single-family home and $1.05 per $100 on other property. Sellers customarily pay it. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan, which buyers usually pay. Title insurance premiums are set by the state, and closings are handled by a title agent or a real estate attorney. ### Does the 50% flood rule affect my rehab? In a FEMA flood zone, if the cost of a renovation reaches 50% of the building’s market value, the whole building must be brought up to current flood rules, which can mean elevating it. Some cities add up improvements over several years, so ask the building department how it counts before you set the scope. ### Can I renovate a house and keep it as a rental instead of selling? Yes. When the work is done, a DSCR rental loan can replace the fix and flip loan, with a cash-out refinance at up to 80% loan-to-value. ### Can I use a fix and flip loan on a house I will live in? No. We lend on investment property only. ## Under contract on a flip? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/hard-money-loan-programs/ Title: Hard Money Loan Programs in Miami | Flip, DSCR, Build Summary: Compare six loan programs for South Florida investors: fix and flip, DSCR rental loans, ground-up construction, mid-rehab, portfolio and commercial. [Home](https://miamifixandfliploans.com/) / Loan programs # Hard money loan programs for South Florida investors Six loan types for investment real estate in Miami, Fort Lauderdale and South Florida: short-term fix and flip and construction loans, DSCR rental loans with terms up to 30 years, and mid-rehab, portfolio and commercial loans. ## Compare the programs Program | Use it for | Top leverage | Approved on [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value | The deal: price, rehab budget and resale value [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance | Whether the rent covers the payment [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value | Budget, finished value and your building record [Mid-rehab loans](https://miamifixandfliploans.com/hard-money-loan-programs/#mid-rehab) | Completing a renovation or build that has run short of funds | The current as-is value plus the cost to finish | As-is value and remaining scope [Portfolio loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note and one payment | 80% to buy or refinance, 75% on a cash-out | Rent across the whole group [Commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#commercial) | Multifamily, hospitality, office, industrial and retail | Priced per deal | The property and its income Actual leverage depends on credit, track record, property type and location. Loan sizes run from $75,000 to more than $10 million. ## Fix and flip loans Interest-only bridge loans for buying and renovating a property to sell. At a 720+ credit score we finance up to 90% of the price and all of the rehab, within 70 to 75% of the after-repair value. Investors with 5 or more flips in the past 2 years close without an inspection or appraisal. Scores down to 600 qualify at lower leverage. [More on fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) ## DSCR rental loans Fixed-rate loans for rental property, approved on the debt service coverage ratio and not on your own income. We lend up to 85% loan-to-value on a purchase and 80% on a cash-out refinance, on single-family rentals, duplexes to fourplexes, townhomes, condos and property owned by foreign nationals. [More on DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) ## Ground-up construction loans Financing to build at up to 90% of cost for experienced builders, inside 70 to 75% of the finished value, with up to 70% of the lot cost included. That covers new homes, townhomes, duplexes, tear-down rebuilds and small apartment buildings. First-time builder programs are available. [More on construction loans](https://miamifixandfliploans.com/new-construction-loans/) ## Mid-rehab and completion loans Capital to finish a renovation or a build that has already started. The loan is sized on the new as-is value plus the remaining cost. Projects that ran over budget on a roof, windows or flood elevation, or stalled waiting on a permit, are a common fit. ## Portfolio loans One loan across several rentals. Leverage follows the single-property rental terms: up to 80% loan-to-value to purchase or refinance, and up to 75% for a cash-out. - A single closing and a single monthly payment, which trims title and closing costs - A 120% partial release, so one property can be sold or refinanced out of the group later - Many investors divide a portfolio into holds and sales and finance each group separately ## Commercial loans Multifamily, hospitality, professional office, industrial and retail shopping centers. Every commercial loan is priced on its own facts. Larger commercial loans can involve upfront costs, and we spell those out before you commit. ## True of every program - For investment property. We do not finance a home you will live in - No employment or debt-to-income review - As a rule, nothing to pay upfront apart from the appraisal, which goes to the appraiser - Not reported on your personal credit, and no cap on the number of loans - Terms from 6 months to 30 years ## Not sure which loan fits? Describe the property and what you want to do with it. We will point you to the right program and quote the leverage and pricing. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/about-us/ Title: About Miami Fix and Flip Loans | Andrew Shanti Summary: Miami Fix and Flip Loans is the South Florida division of Optimus Capital Corp, run by Andrew Shanti, in lending and real estate since 2005. [Home](https://miamifixandfliploans.com/) / About # About Miami Fix and Flip Loans The South Florida division of Optimus Capital Corp, a relationship-driven hard money lender that works only with real estate investors. ## Who we are Miami Fix and Flip Loans lends to real estate investors across South Florida, from Little River, Allapattah and Hialeah to Fort Lauderdale, Hollywood, Homestead and West Palm Beach. We are part of Optimus Capital Corp, a nationwide hard money lender, which gives South Florida investors a lender that knows the local market and has the lending capacity of a national company. We finance fix and flips, single-family rentals, duplexes, condos and townhomes, small multifamily, new construction, rental portfolios and commercial property. We do not finance homes that the borrower will live in. ## How we work Lending here is built on relationships. You get a clear answer on what a deal qualifies for, a loan that is pre-underwritten in-house so it funds right the first time, and a second set of eyes on your numbers before you commit to them. - Fix and flip loans average up to 21 days and can close in about 7 days once title and insurance are ready - Rental loans close in about 30 days, appraisal included - We go through the price, the budget or income, and the exit with you - No limit on how many loans one investor can hold with us ## About Optimus Capital Corp Our parent company, [Optimus Capital Corp](https://www.optimuscapitalcorp.com/), is a best-in-class, relationship-driven lender that works exclusively with real estate investors. Optimus Capital was founded in 2015 and is one of the only hard money lenders in the country that maintains a 5-star review rating. Our business model is based on the Golden Rule: do right by others over the long term. We want to knock it out of the park for you. We are a lender that has your back, with the right capital in place to get your loan over the finish line. Learn more about our parent company at [optimuscapitalcorp.com](https://www.optimuscapitalcorp.com/). ## Our other markets Optimus Capital Corp also lends through local sites in other markets. If you invest outside this area, these cover the same loan programs: - [Hilton Head Hard Money Loans](https://hiltonheadhardmoney.com/): DSCR, vacation rental and construction loans on Hilton Head Island and in Bluffton and Beaufort, South Carolina - [Charleston Hard Money Loans](https://charlestonhardmoneyloans.com/): DSCR, fix and flip and construction loans in Charleston and across South Carolina - [Gatlinburg Hard Money Loans](https://gatlinburghardmoneyloans.com/): DSCR and construction loans for rental cabins in Gatlinburg, Pigeon Forge and Sevierville, Tennessee - [Boston Fix and Flip Loans](https://bostonfixandfliploans.com/): fix and flip and rental loans in Boston and across Massachusetts - [Seattle Fix and Flip Loans](https://seattlefixandfliploans.com/): fix and flip and rental loans in Seattle and across Washington state - [Honolulu Fix and Flip Loans](https://honolulufixandfliploans.com/): fix and flip and rental loans in Honolulu and across Oahu - [Washington DC Fix and Flip Loans](https://washingtondcfixandfliploans.com/): fix and flip and rental loans in Washington, DC and the Maryland and Virginia suburbs - [New York Fix and Flip Loans](https://newyorkfixandfliploans.com/): fix and flip and rental loans in New York City, Long Island and Westchester - [Dallas Fix and Flip Loans](https://dallasfixandfliploans.com/): fix and flip, rental and build-to-rent loans in Dallas, Fort Worth and North Texas - [Houston Fix and Flip Loans](https://houstonfixandfliploans.com/): fix and flip, rental and construction loans in Houston and Greater Houston ## Your lender ### Andrew Shanti Senior Vice President Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. His background includes off-market commercial real estate, where he has facilitated more than $25 billion in offers for clients that include high net worth individuals and hedge funds. Away from work, Andrew hangs out with his Rhodesian Ridgeback, Harley, and his Goldendoodle, Brodie, and spends time with his wife and their four cats, two guinea pigs and two rabbits. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## What clients say about Andrew Andrew Shanti with Optimus Capital has been exceptional to work with. Over the past several years, I have closed numerous transactions with Andrew on behalf of sophisticated real estate investors, and his performance has been consistently outstanding. [...] Every transaction I have been involved with Andrew at Optimus Capital has closed, including many requiring thoughtful structuring and creative solutions due to their challenging nature. Maria McKee, Premier Sotheby’s International Realty, Google review of Optimus Capital Just completed a rental portfolio refi with Optimus. Andrew and Daisy were amazing to work with and helped me work through every challenge quickly and with clear understanding. Zachary Hagan, Google review of Optimus Capital These reviews were left for Optimus Capital, our parent company, about Andrew Shanti. [Read all of the Optimus Capital reviews on Google](https://www.google.com/maps?cid=16792545801423268972). ## Loan programs Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Talk to Andrew about your deal Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/faq/ Title: Hard Money & Fix and Flip Loan FAQ for Miami Investors Summary: Answers on hard money, fix and flip and DSCR loans in Miami and South Florida: credit, Florida property tax, condo rules, rentals and closing times. [Home](https://miamifixandfliploans.com/) / FAQ # Hard money, fix and flip and DSCR loans in Miami: your questions answered How investment property lending works in Miami, Fort Lauderdale and South Florida: what we finance, what it costs to start, credit, rentals, local rules, timing and loan size. ## Getting started ### What is a hard money loan? It is a mortgage on an investment property that is funded by private institutional investors, not a bank. The decision is based on the property and the deal: its value after renovation or construction, or whether its rent covers the payment. Your job history and debt-to-income ratio are not reviewed. ### Who is Miami Fix and Flip Loans? Miami Fix and Flip Loans is the South Florida division of Optimus Capital Corp, a nationwide hard money lender that works only with real estate investors. It is run by Andrew Shanti, Senior Vice President, who has worked in lending and real estate since 2005. ### Where do you lend? Across South Florida: Miami, Fort Lauderdale, Hialeah, Hollywood, Miami Gardens, Pembroke Pines, Homestead, West Palm Beach and the cities around them in Miami-Dade, Broward and Palm Beach counties. Through Optimus Capital Corp we also lend in other states. ### What loans do you offer? Fix and flip loans, DSCR loans for rental property, ground-up construction loans, mid-rehab and completion loans, rental portfolio loans, and commercial loans on multifamily, hospitality, office, industrial and retail property. ### Who is the best lender for a fix and flip in Miami? Choose a lender that funds most of the purchase and all of the renovation, pays draws promptly, and underwrites the hurricane code, insurance, the 50% flood rule and Florida property taxes realistically. We lend up to 90% of the purchase and 100% of the rehab on terms of 6 to 24 months. See [investment property loans in Miami](https://miamifixandfliploans.com/investment-property-loans-miami/). ### What does non-owner-occupied mean? It means the borrower will not live in the property. Flips, rentals and new builds for sale are non-owner-occupied, and they are financed with business-purpose loans. Every loan we make is on non-owner-occupied property. ### Will you finance a home I plan to live in? No. We lend on investment property only. The exception is commercial property occupied by the owner’s business. For a primary residence, a conventional NMLS-licensed mortgage broker is the right place to go. ## Cost, credit and qualifying ### Do I pay anything upfront? As a rule, no, except on large commercial loans. The one cost before closing on most loans is the appraisal, which you pay to the appraisal company. ### What credit score do I need? Programs begin at a 600 score. Fix and flip loans start at 600 with reduced leverage, while the best terms, 90% of purchase and 100% of rehab, are for scores of 720 or higher. Rental loans are available at 600 with up to 70% loan-to-value. ### Do you verify income or employment? No. We look at three things: enough cash to buy and carry the property, a property that can cover its payment now or once the work is finished, and a credit record that shows debts are paid on time. ### Will the loan show on my credit report? No. These are business-purpose loans and are not reported on personal credit like a conventional mortgage. ### How many loans can I have with you? As many as your deals support. There is no limit on the number of properties we will finance for one investor. ### Can my LLC be the borrower? Yes. We will need the articles of organization, the IRS EIN letter, a signed operating agreement showing each member’s share and, if the LLC is over a year old, a certificate of status from the Florida Division of Corporations (Sunbiz). ### What closing costs are specific to Florida? Florida charges documentary stamp tax on deeds: $0.70 per $100 of price in most counties, while Miami-Dade charges $0.60 per $100 on a single-family home and $1.05 per $100 on other property. Sellers customarily pay it. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan, which buyers usually pay. Title insurance premiums are set by the state, and closings are handled by a title agent or a real estate attorney. ## Florida rentals and local rules ### What is a DSCR loan? A DSCR loan is approved on the debt service coverage ratio: the rent divided by the full monthly payment. We prefer 1.0 or higher. Strong borrowers can qualify below 1.0 with lower leverage, and a no-DSCR program exists at a higher rate. ### Can an investor run a short-term rental in Miami? Short-term rental rules differ city by city across South Florida. Florida law bars cities from banning vacation rentals outright, but rules adopted before June 2011 still stand, and Miami Beach bans short-term rentals in single-family homes and most residential districts, and fines for illegal rentals are steep. In the City of Miami, short stays are allowed only where the zoning permits them, with a certificate of use and a business tax receipt, and every operator also needs a Florida vacation rental license and must collect state and county tourist taxes. Many condo associations ban short stays as well. Because the rules depend on the exact address and building, we underwrite on long-term rent unless the property can legally host short stays. ### How are investment properties taxed in Florida? Florida has no state income tax, and investment property gets no homestead exemption, so property tax is a large cost of holding a rental. Combined rates in Miami-Dade and Broward are often close to 2% of taxable value. On non-homestead property, the taxable value for most levies can rise no more than 10% a year, but the cap resets when the property is sold, so a buyer is taxed on full market value the next year. Voters approved Amendment 3 on November 3, 2026, which lowers that cap to 5% starting in 2027; school taxes are not capped. ### Is there rent control in Miami? Florida law bars cities and counties from adopting rent control and from setting their own landlord-tenant rules, so rents follow the market and the state’s landlord-tenant law applies everywhere. Some cities require a business tax receipt or a rental registration for each rental property, so check with the city where the property sits. ### What should I know before buying a condo to rent? Florida now requires a milestone structural inspection of condo buildings of three or more stories once they reach 30 years, then every 10 years, and a structural integrity reserve study every 10 years with reserves that can no longer be waived. Many older buildings face large special assessments as a result. Read the association’s budget, reserve study and any planned assessments before you buy a unit. ### What is the 50% rule for flood zones? In a FEMA flood zone, if the cost of a renovation reaches 50% of the building’s market value, the whole building must be brought up to current flood rules, which can mean elevating it. Some cities add up improvements over several years, so ask the building department how it counts before you set the scope. ### Do you lend to foreign nationals? Yes, through our rental loan programs. ## Timing and loan size ### How quickly can you close? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. ### Who handles the closing? In Florida, a title agent or a real estate attorney handles the closing and issues the title policy. Have yours chosen when you apply. ### What are the smallest and largest loans? The minimum is $75,000. The maximum is more than $10 million. ### How long are the terms? From 6 months to 30 years. Fix and flip loans are 6 to 24 months with interest-only payments. Rental loans are fixed for 5 to 30 years. ### Are there prepayment penalties? Not on fix and flip loans. Rental loans come with a 3-year or 5-year prepayment penalty, the 5-year usually priced about 0.25 to 0.5% lower, or with no penalty at a higher rate. Something we did not cover? Call (954) 598-4564 or email andrew@optimuscapitalcorp.com. ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/contact/ Title: Contact Us | Miami Fix and Flip Loans Summary: Call (954) 598-4564 or get pre-qualified online. Tell us the property and your plan and we will reply with leverage and pricing. No obligation. [Home](https://miamifixandfliploans.com/) / Contact # Tell us about your deal Share the property and your plan, and we will come back with leverage and pricing. There is no obligation. ## Reach us directly - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) ## Useful to have ready - Property address and type, and whether it is tenant-occupied - Purchase price, or today’s value if you are refinancing - Rehab or construction budget, if there is one - The lease or projected rent, for a rental - A rough credit score and how many deals you have done ## After you send the form - You receive an email confirming your details reached us. - We follow up with a text message. - Andrew or a member of the Optimus Capital team calls to talk through your scenario. We lend on investment property in Miami, Fort Lauderdale and South Florida. We do not finance homes the borrower will live in. ## Deal form By sending the form you agree to be contacted about your request. See the [privacy policy](https://optimuscapitalcorp.com/privacy-policy). --- Source: https://miamifixandfliploans.com/areas-we-serve/ Title: Areas We Serve | Miami, Fort Lauderdale & South Florida Summary: Hard money, fix and flip and DSCR loans in Miami, Fort Lauderdale, Hialeah, Hollywood, Miami Gardens, Pembroke Pines, Homestead and West Palm Beach. [Home](https://miamifixandfliploans.com/) / Areas we serve # Where we lend: Miami and South Florida Miami and the rest of Miami-Dade County, Fort Lauderdale and Broward County, and north into Palm Beach County. ## Local guides Market | County | What investors buy there [Miami](https://miamifixandfliploans.com/miami-fl/) | Miami-Dade | Mid-century houses to renovate, duplexes, condos, infill new construction [Fort Lauderdale](https://miamifixandfliploans.com/fort-lauderdale-fl/) | Broward | Older houses to update, duplexes and small multifamily, new construction [Hialeah](https://miamifixandfliploans.com/hialeah-fl/) | Miami-Dade | Concrete block houses at lower prices, long-term rentals, small multifamily [Hollywood](https://miamifixandfliploans.com/hollywood-fl/) | Broward | 1950s houses to renovate, duplexes, rentals east of I-95 [Miami Gardens](https://miamifixandfliploans.com/miami-gardens-fl/) | Miami-Dade | Single-family houses to renovate or rent at entry-level prices [Pembroke Pines](https://miamifixandfliploans.com/pembroke-pines-fl/) | Broward | Newer suburban houses and townhomes to rent [Homestead](https://miamifixandfliploans.com/homestead-fl/) | Miami-Dade | Lower-priced houses, new construction and long-term rentals [West Palm Beach](https://miamifixandfliploans.com/west-palm-beach-fl/) | Palm Beach | Historic houses to renovate, rentals and small multifamily ## Anywhere in South Florida You do not need to be in one of those markets. We lend across Miami-Dade, Broward and Palm Beach counties, and through Optimus Capital Corp we also finance property in other states. ## What to know about lending here - Property tax. Florida has no state income tax, and investment property gets no homestead exemption, so property tax is a large cost of holding a rental. Combined rates in Miami-Dade and Broward are often close to 2% of taxable value. On non-homestead property, the taxable value for most levies can rise no more than 10% a year, but the cap resets when the property is sold, so a buyer is taxed on full market value the next year. Voters approved Amendment 3 on November 3, 2026, which lowers that cap to 5% starting in 2027; school taxes are not capped. - Closing taxes. Florida charges documentary stamp tax on deeds: $0.70 per $100 of price in most counties, while Miami-Dade charges $0.60 per $100 on a single-family home and $1.05 per $100 on other property. Sellers customarily pay it. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan, which buyers usually pay. Title insurance premiums are set by the state, and closings are handled by a title agent or a real estate attorney. - Hurricane code. Miami-Dade and Broward are in the High-Velocity Hurricane Zone of the Florida Building Code, so new roofs, windows and doors must carry approvals rated for it. Most South Florida houses are concrete block and stucco, which holds up well, but older roofs, windows and electrical and plumbing systems are what insurers look at first. - Insurance. Windstorm and flood coverage drive insurance costs across South Florida. Many insurers ask for a four-point inspection on older homes and give credits for a wind mitigation report, and Citizens Property Insurance is the state’s insurer of last resort. Large parts of the region are in FEMA flood zones, and flood insurance is a separate policy. Get quotes before you make an offer. - Flood zones. In a FEMA flood zone, if the cost of a renovation reaches 50% of the building’s market value, the whole building must be brought up to current flood rules, which can mean elevating it. Some cities add up improvements over several years, so ask the building department how it counts before you set the scope. - Condos. Florida now requires a milestone structural inspection of condo buildings of three or more stories once they reach 30 years, then every 10 years, and a structural integrity reserve study every 10 years with reserves that can no longer be waived. Many older buildings face large special assessments as a result. Read the association’s budget, reserve study and any planned assessments before you buy a unit. - Short-term rentals. Short-term rental rules differ city by city across South Florida. Florida law bars cities from banning vacation rentals outright, but rules adopted before June 2011 still stand, and Miami Beach bans short-term rentals in single-family homes and most residential districts, and fines for illegal rentals are steep. In the City of Miami, short stays are allowed only where the zoning permits them, with a certificate of use and a business tax receipt, and every operator also needs a Florida vacation rental license and must collect state and county tourist taxes. Many condo associations ban short stays as well. Because the rules depend on the exact address and building, we underwrite on long-term rent unless the property can legally host short stays. - Rental rules. Florida law bars cities and counties from adopting rent control and from setting their own landlord-tenant rules, so rents follow the market and the state’s landlord-tenant law applies everywhere. Some cities require a business tax receipt or a rental registration for each rental property, so check with the city where the property sits. ## Loan programs available everywhere we lend Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/get-pre-qualified/ Title: Get Pre-Qualified | Miami Fix and Flip Loans Summary: Get pre-qualified for a fix and flip, DSCR rental or construction loan on your South Florida investment property. No cost, no obligation. [Home](https://miamifixandfliploans.com/) / Get pre-qualified # Get pre-qualified Tell us about the property and your plan. Andrew Shanti will review it and come back to you with the leverage and pricing your deal qualifies for. There is no cost and no obligation. Full name (required) Email (required) Phone (required) Loan type (required)Select oneFix and flipDSCR rental loan: purchaseDSCR rental loan: cash-out refinanceGround-up constructionPortfolio or commercialNot sure yet Property city Purchase price or current value Estimated credit scoreSelect one720 or higher680 to 719640 to 679600 to 639Below 600Not sure Investment deals in the last 2 yearsSelect oneNone yet1 to 23 to 45 or more Anything else we should know? Get pre-qualified ## Thank you. Your request is in. Andrew will review your deal and get back to you with the leverage and pricing it qualifies for. For anything urgent, call (954) 598-4564. ## What happens next - Your details go straight to Andrew. - He reviews the deal and runs the numbers. - You hear back with the leverage and pricing available, and the next steps. ## Prefer to talk? - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com We lend on non-owner-occupied investment property in Miami, Fort Lauderdale and South Florida. We do not finance homes the borrower will live in. --- Source: https://miamifixandfliploans.com/miami-fl/ Title: Miami, FL Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Miami, FL investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://miamifixandfliploans.com/) / [Areas we serve](https://miamifixandfliploans.com/areas-we-serve/) / Miami, FL # Hard money and fix and flip loans in Miami, Florida Loans for house renovations, duplexes, condos, rentals and infill new construction across the City of Miami. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Miami market for investors Miami is the center of a metro area of more than six million people and an international gateway for business, trade and real estate buyers. Its housing ranges from 1920s Mediterranean and Mission-style homes in older neighborhoods to postwar concrete block houses and thousands of condo units in Brickell, Edgewater and downtown. Investors renovate dated houses for resale, hold single-family rentals, duplexes and condos, and build new homes and townhomes on infill lots near the urban core. The Miami 21 zoning code sets what each lot allows, from short-term rentals to the number of units you can build. ## Neighborhoods investors ask about - Little River, Little Haiti and Lemon City: older houses and small multifamily north of the Design District - Allapattah and Wynwood’s edges: duplexes, small apartment buildings and infill lots - Little Havana and Shenandoah: 1920s to 1950s houses and duplexes close to downtown and Brickell - Liberty City and West Little River: lower-priced concrete block houses to renovate and rent - Upper East Side, Morningside and Buena Vista: higher-priced homes, some in historic districts ## Plan for these on a Miami deal - Investment property gets no homestead exemption, and combined property tax rates are often close to 2% of taxable value. The 10% yearly cap on non-homestead value resets when the property sells, and Amendment 3, approved in November 2026, lowers that cap to 5% from 2027. Budget with full market value. - In Miami-Dade, documentary stamp tax on a deed is $0.60 per $100 on a single-family home and $1.05 per $100 on other property, usually paid by the seller. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan. - The county is in the High-Velocity Hurricane Zone, so new roofs, windows and doors need approvals rated for it. Price impact windows and the roof early. - In a FEMA flood zone, a renovation costing 50% or more of the building’s value triggers current flood rules, which can mean elevating the house. Check the zone and the city’s counting rules before you set the scope. - Short-term rentals in the City of Miami are allowed only where the zoning permits them, with a certificate of use and a business tax receipt, plus a Florida vacation rental license. Underwrite on long-term rent unless the address can legally host short-term rentals. - Exterior work in historic districts such as Morningside, Buena Vista East and Spring Garden needs approval from the city’s Historic and Environmental Preservation Board. - For a condo, read the association’s budget, milestone inspection, reserve study and any planned special assessments before you buy. ## Loans available in Miami Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Miami hard money loans: common questions ### Do you offer hard money loans in Miami? Yes. Miami is our focus market. We finance fix and flips at up to 90% of purchase and 100% of rehab, rentals and condos at up to 85% loan-to-value, and ground-up construction at up to 90% of cost for experienced builders. ### Can I rent a Miami investment property on Airbnb? Only where the zoning allows it and the building or association permits it, with a city certificate of use, a business tax receipt and a state vacation rental license. We underwrite on long-term rent unless the address can clearly host short stays. ### Do you lend on condos in Brickell and downtown Miami? Yes, including non-warrantable condos. We review the association’s budget, reserves, milestone inspection status and special assessments as part of the loan. ### How fast can a loan close in Miami? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Florida title agent or real estate attorney. ## Other markets we serve - [Fort Lauderdale, FL](https://miamifixandfliploans.com/fort-lauderdale-fl/) - [Hialeah, FL](https://miamifixandfliploans.com/hialeah-fl/) - [Hollywood, FL](https://miamifixandfliploans.com/hollywood-fl/) - [Miami Gardens, FL](https://miamifixandfliploans.com/miami-gardens-fl/) - [Pembroke Pines, FL](https://miamifixandfliploans.com/pembroke-pines-fl/) - [Homestead, FL](https://miamifixandfliploans.com/homestead-fl/) - [West Palm Beach, FL](https://miamifixandfliploans.com/west-palm-beach-fl/) - [All service areas](https://miamifixandfliploans.com/areas-we-serve/) ## Looking at a property in Miami? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/fort-lauderdale-fl/ Title: Fort Lauderdale, FL Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Fort Lauderdale, FL investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://miamifixandfliploans.com/) / [Areas we serve](https://miamifixandfliploans.com/areas-we-serve/) / Fort Lauderdale, FL # Hard money and fix and flip loans in Fort Lauderdale, Florida Financing for older houses to update, canal-front homes, duplexes, small multifamily and new construction across Fort Lauderdale. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Fort Lauderdale market for investors Fort Lauderdale is the county seat of Broward County and the second-largest market in South Florida, with miles of canals, a busy downtown along the New River and steady demand from buyers moving north from Miami-Dade. Investors renovate 1950s and 1960s houses, hold duplexes and small apartment buildings, and tear down older homes to build new ones, especially near the water. Canal-front deals come with their own items, such as seawalls and docks, to price in. ## Neighborhoods investors ask about - Victoria Park and Flagler Village: close to downtown, older homes and new townhomes - Sailboat Bend and Tarpon River: historic and older homes near the New River - Lauderdale Manors, Dorsey-Riverbend and Sistrunk: lower-priced homes to renovate and rent - Edgewood, Riverland and Melrose Manors: 1950s houses ready for updates - Coral Ridge, Harbor Beach and the Isles: higher-priced canal-front homes and rebuilds ## Plan for these on a Fort Lauderdale deal - Investment property gets no homestead exemption, and combined property tax rates are often close to 2% of taxable value. The 10% yearly cap on non-homestead value resets when the property sells, and Amendment 3, approved in November 2026, lowers that cap to 5% from 2027. Budget with full market value. - Documentary stamp tax on a deed is $0.70 per $100 of price, usually paid by the seller. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan. - The county is in the High-Velocity Hurricane Zone, so new roofs, windows and doors need approvals rated for it. Price impact windows and the roof early. - In a FEMA flood zone, a renovation costing 50% or more of the building’s value triggers current flood rules, which can mean elevating the house. Check the zone and the city’s counting rules before you set the scope. - Broward County sets minimum heights for seawalls when they are built or substantially repaired. On a canal-front deal, get the seawall inspected and priced. - Fort Lauderdale requires vacation rentals to register with the city and pass an inspection, on top of the state vacation rental license. Underwrite on long-term rent unless the address can legally host short-term rentals. ## Loans available in Fort Lauderdale Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Fort Lauderdale hard money loans: common questions ### Do you lend in Fort Lauderdale? Yes. We finance fix and flips, rentals and construction across Fort Lauderdale and Broward County. ### Do you finance canal-front tear-downs and rebuilds? Yes. A construction loan can cover the lot and the new build at up to 90% of cost for experienced builders, within 70 to 75% of the finished value. ### How fast can a loan close in Fort Lauderdale? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Florida title agent or real estate attorney. ## Other markets we serve - [Miami, FL](https://miamifixandfliploans.com/miami-fl/) - [Hialeah, FL](https://miamifixandfliploans.com/hialeah-fl/) - [Hollywood, FL](https://miamifixandfliploans.com/hollywood-fl/) - [Miami Gardens, FL](https://miamifixandfliploans.com/miami-gardens-fl/) - [Pembroke Pines, FL](https://miamifixandfliploans.com/pembroke-pines-fl/) - [Homestead, FL](https://miamifixandfliploans.com/homestead-fl/) - [West Palm Beach, FL](https://miamifixandfliploans.com/west-palm-beach-fl/) - [All service areas](https://miamifixandfliploans.com/areas-we-serve/) ## Looking at a property in Fort Lauderdale? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/hialeah-fl/ Title: Hialeah, FL Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Hialeah, FL investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://miamifixandfliploans.com/) / [Areas we serve](https://miamifixandfliploans.com/areas-we-serve/) / Hialeah, FL # Hard money and fix and flip loans in Hialeah, Florida Loans for concrete block houses to renovate, long-term rentals and small multifamily in Hialeah. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Hialeah market for investors Hialeah is one of the largest cities in Florida, with a mostly Cuban-American population and a dense mix of single-family houses, duplexes and small apartment buildings, most of them built from the 1950s to the 1970s. Investors buy concrete block houses at prices below much of Miami-Dade, renovate them for resale or hold them as long-term rentals. Rental demand is steady and vacancy is low. ## Areas investors ask about - East Hialeah, near Palm Avenue: older houses and duplexes - Central Hialeah: 1960s and 1970s concrete block houses to update - West Hialeah and Hialeah Gardens: newer homes and townhomes ## Plan for these on a Hialeah deal - Investment property gets no homestead exemption, and combined property tax rates are often close to 2% of taxable value. The 10% yearly cap on non-homestead value resets when the property sells, and Amendment 3, approved in November 2026, lowers that cap to 5% from 2027. Budget with full market value. - In Miami-Dade, documentary stamp tax on a deed is $0.60 per $100 on a single-family home and $1.05 per $100 on other property, usually paid by the seller. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan. - The county is in the High-Velocity Hurricane Zone, so new roofs, windows and doors need approvals rated for it. Price impact windows and the roof early. - Unpermitted additions, enclosed garages and converted efficiencies are common in older South Florida houses. Pull the permit history before you buy, since the city can require them to be legalized or removed. - Windstorm and flood insurance drive the payment. Expect insurers to ask for a four-point inspection on an older house, and order a wind mitigation report to earn credits. ## Loans available in Hialeah Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Hialeah hard money loans: common questions ### Do you finance rentals in Hialeah? Yes. We lend up to 85% loan-to-value on a rental purchase, approved on the rent the property earns. ### Will you lend on a house with an unpermitted efficiency? Talk to us first. We generally value only permitted space, so a converted efficiency or enclosed garage may not count toward the value or the rent. ### How fast can a loan close in Hialeah? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Florida title agent or real estate attorney. ## Other markets we serve - [Miami, FL](https://miamifixandfliploans.com/miami-fl/) - [Fort Lauderdale, FL](https://miamifixandfliploans.com/fort-lauderdale-fl/) - [Hollywood, FL](https://miamifixandfliploans.com/hollywood-fl/) - [Miami Gardens, FL](https://miamifixandfliploans.com/miami-gardens-fl/) - [Pembroke Pines, FL](https://miamifixandfliploans.com/pembroke-pines-fl/) - [Homestead, FL](https://miamifixandfliploans.com/homestead-fl/) - [West Palm Beach, FL](https://miamifixandfliploans.com/west-palm-beach-fl/) - [All service areas](https://miamifixandfliploans.com/areas-we-serve/) ## Looking at a property in Hialeah? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/hollywood-fl/ Title: Hollywood, FL Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Hollywood, FL investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://miamifixandfliploans.com/) / [Areas we serve](https://miamifixandfliploans.com/areas-we-serve/) / Hollywood, FL # Hard money and fix and flip loans in Hollywood, Florida Financing for 1950s houses to renovate, duplexes and rentals across Hollywood. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Hollywood market for investors Hollywood sits between Fort Lauderdale and Miami, with a beach, a walkable downtown and neighborhoods laid out in the 1920s and built out after the war. Investors renovate mid-century houses, hold duplexes and small rentals east of I-95, and rebuild older homes near the beach and the Intracoastal. ## Neighborhoods investors ask about - Hollywood Lakes and Parkside: older homes near downtown and the beach, some in historic areas - Highland Gardens and Royal Poinciana: lower-priced homes to renovate - Hollywood Hills and Emerald Hills: larger houses on bigger lots - Near Dania Beach and the airport: rentals and small multifamily ## Plan for these on a Hollywood deal - Investment property gets no homestead exemption, and combined property tax rates are often close to 2% of taxable value. The 10% yearly cap on non-homestead value resets when the property sells, and Amendment 3, approved in November 2026, lowers that cap to 5% from 2027. Budget with full market value. - Documentary stamp tax on a deed is $0.70 per $100 of price, usually paid by the seller. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan. - The county is in the High-Velocity Hurricane Zone, so new roofs, windows and doors need approvals rated for it. Price impact windows and the roof early. - In a FEMA flood zone, a renovation costing 50% or more of the building’s value triggers current flood rules, which can mean elevating the house. Check the zone and the city’s counting rules before you set the scope. - Hollywood requires vacation rentals to register with the city and meet its standards, on top of the state vacation rental license. Underwrite on long-term rent unless the address can legally host short-term rentals. ## Loans available in Hollywood Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Hollywood hard money loans: common questions ### Do you lend in Hollywood, Florida? Yes. We finance fix and flips, rentals and construction across Hollywood and Broward County. ### Do you finance duplexes in Hollywood? Yes. Both units’ rent counts toward a DSCR loan. ### How fast can a loan close in Hollywood? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Florida title agent or real estate attorney. ## Other markets we serve - [Miami, FL](https://miamifixandfliploans.com/miami-fl/) - [Fort Lauderdale, FL](https://miamifixandfliploans.com/fort-lauderdale-fl/) - [Hialeah, FL](https://miamifixandfliploans.com/hialeah-fl/) - [Miami Gardens, FL](https://miamifixandfliploans.com/miami-gardens-fl/) - [Pembroke Pines, FL](https://miamifixandfliploans.com/pembroke-pines-fl/) - [Homestead, FL](https://miamifixandfliploans.com/homestead-fl/) - [West Palm Beach, FL](https://miamifixandfliploans.com/west-palm-beach-fl/) - [All service areas](https://miamifixandfliploans.com/areas-we-serve/) ## Looking at a property in Hollywood? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/miami-gardens-fl/ Title: Miami Gardens, FL Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Miami Gardens, FL investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://miamifixandfliploans.com/) / [Areas we serve](https://miamifixandfliploans.com/areas-we-serve/) / Miami Gardens, FL # Hard money and fix and flip loans in Miami Gardens, Florida Loans for single-family houses to renovate or rent at entry-level prices in Miami Gardens. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Miami Gardens market for investors Miami Gardens, home of Hard Rock Stadium, is one of the largest cities in Miami-Dade County. Most of its housing is single-family concrete block homes built from the 1950s to the 1970s on generous lots. Investors renovate dated houses for first-time buyers and hold them as long-term rentals. Prices are lower than in much of the county, which helps a rental clear its payment. ## Areas investors ask about - Carol City: 1960s houses to renovate and rent - Norland and Andover: established single-family streets - Bunche Park and Opa-locka’s edges: lower entry prices ## Plan for these on a Miami Gardens deal - Investment property gets no homestead exemption, and combined property tax rates are often close to 2% of taxable value. The 10% yearly cap on non-homestead value resets when the property sells, and Amendment 3, approved in November 2026, lowers that cap to 5% from 2027. Budget with full market value. - In Miami-Dade, documentary stamp tax on a deed is $0.60 per $100 on a single-family home and $1.05 per $100 on other property, usually paid by the seller. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan. - The county is in the High-Velocity Hurricane Zone, so new roofs, windows and doors need approvals rated for it. Price impact windows and the roof early. - Unpermitted additions, enclosed garages and converted efficiencies are common in older South Florida houses. Pull the permit history before you buy, since the city can require them to be legalized or removed. - Windstorm and flood insurance drive the payment. Expect insurers to ask for a four-point inspection on an older house, and order a wind mitigation report to earn credits. ## Loans available in Miami Gardens Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Miami Gardens hard money loans: common questions ### Do you finance fix and flips in Miami Gardens? Yes, at up to 90% of the purchase price and 100% of the rehab for borrowers with a 720+ credit score. ### Can a Miami Gardens rental qualify on the rent alone? Yes. A DSCR loan is approved on whether the rent covers the payment, including taxes and insurance. ### How fast can a loan close in Miami Gardens? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Florida title agent or real estate attorney. ## Other markets we serve - [Miami, FL](https://miamifixandfliploans.com/miami-fl/) - [Fort Lauderdale, FL](https://miamifixandfliploans.com/fort-lauderdale-fl/) - [Hialeah, FL](https://miamifixandfliploans.com/hialeah-fl/) - [Hollywood, FL](https://miamifixandfliploans.com/hollywood-fl/) - [Pembroke Pines, FL](https://miamifixandfliploans.com/pembroke-pines-fl/) - [Homestead, FL](https://miamifixandfliploans.com/homestead-fl/) - [West Palm Beach, FL](https://miamifixandfliploans.com/west-palm-beach-fl/) - [All service areas](https://miamifixandfliploans.com/areas-we-serve/) ## Looking at a property in Miami Gardens? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/pembroke-pines-fl/ Title: Pembroke Pines, FL Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Pembroke Pines, FL investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://miamifixandfliploans.com/) / [Areas we serve](https://miamifixandfliploans.com/areas-we-serve/) / Pembroke Pines, FL # Hard money and fix and flip loans in Pembroke Pines, Florida Financing for newer suburban houses and townhomes to rent, and renovations, in Pembroke Pines. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Pembroke Pines market for investors Pembroke Pines is one of the largest suburbs in Broward County, built out mostly from the 1980s to the 2000s, with planned communities, good schools and steady demand from families. Investors hold single-family houses and townhomes as long-term rentals and update older homes on the east side. Newer houses usually need less work, but most sit in homeowners associations. ## Areas investors ask about - East of Flamingo Road: older homes to update - West Pembroke Pines: newer planned communities and townhomes - Near Pembroke Lakes Mall and Pines Boulevard: townhomes and condos to rent ## Plan for these on a Pembroke Pines deal - Investment property gets no homestead exemption, and combined property tax rates are often close to 2% of taxable value. The 10% yearly cap on non-homestead value resets when the property sells, and Amendment 3, approved in November 2026, lowers that cap to 5% from 2027. Budget with full market value. - Documentary stamp tax on a deed is $0.70 per $100 of price, usually paid by the seller. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan. - The county is in the High-Velocity Hurricane Zone, so new roofs, windows and doors need approvals rated for it. Price impact windows and the roof early. - Most homes are in associations. Dues count in the payment, and some associations limit leasing, so read the declaration before you buy a rental. - Windstorm and flood insurance drive the payment. Expect insurers to ask for a four-point inspection on an older house, and order a wind mitigation report to earn credits. ## Loans available in Pembroke Pines Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Pembroke Pines hard money loans: common questions ### Do you finance townhomes in Pembroke Pines? Yes, with DSCR rental loans at up to 85% loan-to-value on a purchase. ### Can I rent out a home in an HOA? Usually, but some associations restrict leasing. Check the declaration and rules before you make an offer. ### How fast can a loan close in Pembroke Pines? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Florida title agent or real estate attorney. ## Other markets we serve - [Miami, FL](https://miamifixandfliploans.com/miami-fl/) - [Fort Lauderdale, FL](https://miamifixandfliploans.com/fort-lauderdale-fl/) - [Hialeah, FL](https://miamifixandfliploans.com/hialeah-fl/) - [Hollywood, FL](https://miamifixandfliploans.com/hollywood-fl/) - [Miami Gardens, FL](https://miamifixandfliploans.com/miami-gardens-fl/) - [Homestead, FL](https://miamifixandfliploans.com/homestead-fl/) - [West Palm Beach, FL](https://miamifixandfliploans.com/west-palm-beach-fl/) - [All service areas](https://miamifixandfliploans.com/areas-we-serve/) ## Looking at a property in Pembroke Pines? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/homestead-fl/ Title: Homestead, FL Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for Homestead, FL investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://miamifixandfliploans.com/) / [Areas we serve](https://miamifixandfliploans.com/areas-we-serve/) / Homestead, FL # Hard money and fix and flip loans in Homestead, Florida Loans for lower-priced houses, new construction and long-term rentals in Homestead and South Miami-Dade. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The Homestead market for investors Homestead is at the southern end of Miami-Dade County, near Everglades and Biscayne national parks and the farms of the Redland. Much of the city was rebuilt after Hurricane Andrew in 1992, so many homes are newer than in the rest of the county. Investors buy houses at some of the lowest prices in the county, hold them as long-term rentals and build new homes on lots in growing subdivisions. ## Areas investors ask about - Old Homestead and downtown: older houses to renovate - Keys Gate and northeast Homestead: newer homes and townhomes in associations - Florida City and the Redland: lower prices and larger lots ## Plan for these on a Homestead deal - Investment property gets no homestead exemption, and combined property tax rates are often close to 2% of taxable value. The 10% yearly cap on non-homestead value resets when the property sells, and Amendment 3, approved in November 2026, lowers that cap to 5% from 2027. Budget with full market value. - In Miami-Dade, documentary stamp tax on a deed is $0.60 per $100 on a single-family home and $1.05 per $100 on other property, usually paid by the seller. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan. - The county is in the High-Velocity Hurricane Zone, so new roofs, windows and doors need approvals rated for it. Price impact windows and the roof early. - In a FEMA flood zone, a renovation costing 50% or more of the building’s value triggers current flood rules, which can mean elevating the house. Check the zone and the city’s counting rules before you set the scope. - Newer subdivisions usually have association dues, which count in the payment. ## Loans available in Homestead Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## Homestead hard money loans: common questions ### Do you finance new construction in Homestead? Yes, at up to 90% of cost for experienced builders, with the lot included. ### Do you lend on rentals in Homestead? Yes. We lend up to 85% loan-to-value on a rental purchase, qualified on the rent. ### How fast can a loan close in Homestead? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Florida title agent or real estate attorney. ## Other markets we serve - [Miami, FL](https://miamifixandfliploans.com/miami-fl/) - [Fort Lauderdale, FL](https://miamifixandfliploans.com/fort-lauderdale-fl/) - [Hialeah, FL](https://miamifixandfliploans.com/hialeah-fl/) - [Hollywood, FL](https://miamifixandfliploans.com/hollywood-fl/) - [Miami Gardens, FL](https://miamifixandfliploans.com/miami-gardens-fl/) - [Pembroke Pines, FL](https://miamifixandfliploans.com/pembroke-pines-fl/) - [West Palm Beach, FL](https://miamifixandfliploans.com/west-palm-beach-fl/) - [All service areas](https://miamifixandfliploans.com/areas-we-serve/) ## Looking at a property in Homestead? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/west-palm-beach-fl/ Title: West Palm Beach, FL Hard Money & Fix and Flip Loans Summary: Fix and flip, DSCR rental and construction loans for West Palm Beach, FL investors. 90% of purchase and 100% of rehab on flips, up to 85% LTV on rentals. [Home](https://miamifixandfliploans.com/) / [Areas we serve](https://miamifixandfliploans.com/areas-we-serve/) / West Palm Beach, FL # Hard money and fix and flip loans in West Palm Beach, Florida Financing for historic houses to renovate, rentals and small multifamily in West Palm Beach. [Get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) Call (954) 598-4564 ## The West Palm Beach market for investors West Palm Beach is the largest city in Palm Beach County, with a growing downtown, an office market that has drawn financial firms from the Northeast, and neighborhoods of 1920s homes along the Intracoastal. Investors renovate historic and mid-century houses, hold rentals and small multifamily, and build new homes on infill lots north and south of downtown. ## Neighborhoods investors ask about - Northwood, Flamingo Park and El Cid: 1920s homes, many in historic districts - Grandview Heights and Pleasant City: older houses close to downtown - Coleman Park and Roosevelt: lower-priced homes to renovate - South End and Southland Park: mid-century houses near the water ## Plan for these on a West Palm Beach deal - Investment property gets no homestead exemption, and combined property tax rates are often close to 2% of taxable value. The 10% yearly cap on non-homestead value resets when the property sells, and Amendment 3, approved in November 2026, lowers that cap to 5% from 2027. Budget with full market value. - Documentary stamp tax on a deed is $0.70 per $100 of price, usually paid by the seller. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan. - Palm Beach County is outside the High-Velocity Hurricane Zone but still builds to strict wind codes, and insurers look closely at the roof and windows. - Exterior work in historic districts such as Northwood, Flamingo Park and El Cid needs approval from the city’s historic preservation board. - In a FEMA flood zone, a renovation costing 50% or more of the building’s value triggers current flood rules, which can mean elevating the house. Check the zone and the city’s counting rules before you set the scope. ## Loans available in West Palm Beach Program | Use it for | Top leverage [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) | Purchase or refinance of single-family rentals, duplexes, townhomes and small multifamily | 85% loan-to-value to buy, 80% on a cash-out refinance [Ground-up construction loans](https://miamifixandfliploans.com/new-construction-loans/) | Building a home, a duplex, a townhome or a small apartment building, lot included | 90% of cost for experienced builders, up to 70 to 75% of the finished value [Fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) | Purchase plus renovation of a property you intend to sell | 90% of the purchase price and 100% of the rehab, up to 70 to 75% of after-repair value [Portfolio and commercial loans](https://miamifixandfliploans.com/hard-money-loan-programs/#portfolio) | A group of rentals under one note, or multifamily and commercial property | 80% on a portfolio purchase; commercial priced per deal Actual leverage depends on credit, track record, property type and location. Loans start at $75,000. ## West Palm Beach hard money loans: common questions ### Do you lend in West Palm Beach? Yes. We finance fix and flips, rentals and construction across West Palm Beach and Palm Beach County. ### Do you lend on historic homes in West Palm Beach? Yes, as fix and flip or rental loans on investment property. ### How fast can a loan close in West Palm Beach? Fix and flip loans average up to 21 days and can close in about 7 days when title and insurance are ready. Rental and DSCR loans take about 30 days, appraisal included. Closings are handled by a Florida title agent or real estate attorney. ## Other markets we serve - [Miami, FL](https://miamifixandfliploans.com/miami-fl/) - [Fort Lauderdale, FL](https://miamifixandfliploans.com/fort-lauderdale-fl/) - [Hialeah, FL](https://miamifixandfliploans.com/hialeah-fl/) - [Hollywood, FL](https://miamifixandfliploans.com/hollywood-fl/) - [Miami Gardens, FL](https://miamifixandfliploans.com/miami-gardens-fl/) - [Pembroke Pines, FL](https://miamifixandfliploans.com/pembroke-pines-fl/) - [Homestead, FL](https://miamifixandfliploans.com/homestead-fl/) - [All service areas](https://miamifixandfliploans.com/areas-we-serve/) ## Looking at a property in West Palm Beach? Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/blog/ Title: Miami Investor Guides & Blog | Miami Fix and Flip Loans Summary: Guides for South Florida real estate investors: flips, Florida property taxes, short-term rental rules, condo milestone inspections and DSCR loans. [Home](https://miamifixandfliploans.com/) / Blog # Guides for Miami and South Florida real estate investors Plain-language articles on South Florida flips, Florida property taxes, short-term rental rules, condo rules and DSCR loans in Miami-Dade, Broward and Palm Beach. - ## [Cost Segregation for Miami Rental Property: Bigger Deductions in Year One](https://miamifixandfliploans.com/cost-segregation-miami-rental-property/) How a cost segregation study front-loads depreciation on a South Florida rental, what 100% bonus depreciation changes, and why Florida makes the benefit simpler. - ## [Fix and Flip Loans in Miami: How to Finance a House Renovation](https://miamifixandfliploans.com/fix-and-flip-loans-miami-guide/) How a fix and flip loan is sized on a South Florida house, what the hurricane code, insurance, the 50% flood rule and closing taxes do to the budget, and how to plan the exit. - ## [Florida Property Tax for Real Estate Investors: What to Budget For](https://miamifixandfliploans.com/florida-property-tax-investors/) How Florida taxes investment property, why a rental gets no homestead exemption, how the non-homestead cap works and what Amendment 3 changes in 2027, and how to appeal your value. - ## [Short-Term Rental Rules in Miami, Miami Beach and Fort Lauderdale](https://miamifixandfliploans.com/miami-short-term-rental-rules-investors/) Where short-term rentals stand in Miami, Miami Beach, Fort Lauderdale and the condo towers, what Florida law allows cities to do, and how we underwrite a South Florida rental. - ## [Florida Condo Rules After Surfside: What Investors Need to Know](https://miamifixandfliploans.com/florida-condo-rules-investors/) How milestone inspections and structural integrity reserve studies affect a Miami condo you buy to rent, why special assessments are rising, and what to check before you make an offer. - ## [DSCR Loans for Miami Rental Property: How They Work](https://miamifixandfliploans.com/dscr-loans-miami-rental-property/) How a DSCR loan qualifies a South Florida rental on its rent, why property tax, insurance and condo dues decide the ratio, and how to make the numbers work. - ## [Hard Money Loan Document Checklist](https://miamifixandfliploans.com/hard-money-loans-document-list/) What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/cost-segregation-miami-rental-property/ Title: Cost Segregation for Miami and South Florida Rentals (2026) Summary: How a cost segregation study front-loads depreciation on a South Florida rental, what 100% bonus depreciation changes, and why Florida makes the benefit [Home](https://miamifixandfliploans.com/) / [Blog](https://miamifixandfliploans.com/blog/) / Cost Segregation for Miami Rental Property: Bigger Deductions in Year One # Cost Segregation for Miami Rental Property: Bigger Deductions in Year One By [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 A cost segregation study moves part of a rental’s purchase price out of the building, which is written off over decades, and into parts that can be written off much faster. With 100% bonus depreciation back for property acquired after January 19, 2025, most of that faster write-off can land in the first year. For investors holding single-family rentals, duplexes, townhomes and condos across Miami-Dade, Broward and Palm Beach counties, it can change the after-tax return of a deal. This article explains how it works for investors. It is general information, not tax advice. The rules have conditions, and your CPA should confirm how they apply to you before you act. ## What cost segregation is When you buy a rental, the land is not depreciable, and the building is normally written off in equal amounts over 27.5 years for residential rental property or 39 years for nonresidential property. A cost segregation study, prepared by an engineer or a specialist firm, breaks the purchase price into its parts and assigns each part its proper recovery period. The parts that are not structural can be depreciated far faster than the building. Class | Typical items in a rental | Recovery period Personal property | Appliances, carpet and some flooring, cabinets and fixtures that are not part of the building, window treatments, furniture in a furnished rental | 5 years Land improvements | Driveways, parking, fencing, walkways, patios, landscaping, outdoor lighting, site drainage and utilities | 15 years Building | Foundation, framing, roof, walls, windows, plumbing, electrical, HVAC | 27.5 or 39 years Classifications depend on the facts of each property and are set by the study. ## Why Miami rentals can be good candidates - Renovated houses you keep. A renovation adds new appliances, cabinets, flooring and fixtures that a study can separate out. - Pools, pavers and site work. Pools, decks, fencing, driveways and landscaping are 15-year land improvements, not building. - Condos. A condo’s price is mostly the unit, not land, so more of it is depreciable. - Duplexes to fourplexes. Each unit adds its own kitchen, appliances and finishes. ## South Florida specifics: hurricane upgrades, condos and property tax Many South Florida rentals are renovated with a new roof, impact windows and doors, new electrical and plumbing, and new kitchens and baths. The roof and windows are usually part of the building and are depreciated with it, but appliances, cabinets, flooring and some finishes can be 5-year property, and fencing, driveways, pavers, pools and landscaping are 15-year land improvements. A study done once the work is finished can separate them, and a partial disposition election can write off the undepreciated cost of an old roof or windows you removed. Condos are a large share of the rental stock in Miami. A condo’s price is mostly the unit, with a small land share, so more of what you pay is depreciable, though there is less site work for a study to find. A special assessment you pay for building repairs is generally added to your basis and depreciated, not deducted at once, so ask your CPA how to treat it. A cost segregation study is for your income tax only. It does not change the value the county property appraiser uses for property tax, which, with insurance, is usually the larger yearly cost of owning a rental in Florida. ## 100% bonus depreciation is back, and permanent The 2025 federal tax law, known as the One Big Beautiful Bill Act, made 100% bonus depreciation permanent for qualified property acquired after January 19, 2025. Qualified property generally means assets with a recovery period of 20 years or less, which includes the 5-year and 15-year parts a study identifies. Those parts can be deducted in full in the year the property is placed in service. The building itself is not eligible. Property acquired before January 20, 2025 and placed in service in 2025 qualifies for 40% bonus depreciation instead. If you signed a binding contract before January 20, 2025, the property may not qualify for 100% even if it closed later. The IRS issued interim guidance on these rules in Notice 2026-11. ## An illustration Purchase price of a rental | $550,000 Allocated to land | $150,000 Building and site improvements | $400,000 Reclassified to 5- and 15-year property (20%, assumed) | $80,000 Deducted in year one with 100% bonus depreciation | $80,000, plus regular depreciation on the remaining $320,000 Federal tax value of the bonus deduction at a 35% bracket | About $28,000 For illustration only. The land allocation, the reclassified share and your tax bracket will differ, and the study sets the actual figures. Without a study, the same property would produce roughly $14,500 of depreciation a year on a 27.5-year schedule. ## Who can use the deduction Depreciation this large usually creates a loss on paper. Rental losses are normally passive, which means they can offset only passive income, and the unused loss carries forward to future years and to the year you sell. Three rules decide whether you can use the loss sooner. - The $25,000 allowance. If you actively participate in managing a long-term rental, up to $25,000 of rental losses a year can offset other income. The allowance phases out as modified adjusted gross income rises from $100,000 to $150,000. - Real estate professional status. If you spend more than 750 hours a year and more than half of your working time in real estate businesses in which you materially participate, rental losses can be nonpassive and offset wages or business income. - Short-term rentals. A short-term rental with an average stay of seven days or less is treated differently under the passive loss rules, and with material participation the loss can be nonpassive. In Miami Beach and much of the City of Miami, and in many condo buildings, short stays are banned or limited, so confirm the address can legally host them. See our guide to [short-term rental rules in South Florida](https://miamifixandfliploans.com/miami-short-term-rental-rules-investors/). If none of these applies, the study still works: the deductions shelter the property’s own rental income, then other passive income, and any remainder is used when you sell. ## Flips do not qualify A house bought to renovate and resell is generally treated as inventory, not as a rental, so it is not depreciated at all. Cost segregation applies to property you hold and rent. If you renovate a house and decide to keep it as a rental, a study after the work is done can capture the new appliances, flooring and site work, and a partial disposition election can write off components you removed. See [fix and flip loans](https://miamifixandfliploans.com/fix-and-flip-loans/) and [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/). ## The state return Florida has no personal income tax, so an individual owner has no state return to adjust, and the full benefit is on your federal return. An LLC taxed as a partnership or a disregarded entity owes no Florida income tax either; only C corporations pay Florida’s corporate income tax. If you live in another state, ask your CPA how your home state treats it. ## Timing, cost and the catch on resale - Order the study for the year the property is placed in service, so the deduction is on that year’s return. - Bought a rental in an earlier year? A look-back study can still capture missed depreciation through a change in accounting method on Form 3115, generally without amending old returns. - Weigh the fee against the benefit. Studies on single-family rentals and small multifamily are often priced for smaller properties. Your CPA can tell you whether the deduction justifies the cost. - Depreciation is recaptured when you sell. The depreciation you claim reduces your basis, and much of it is taxed when the property is sold, part of it at ordinary income rates. A 1031 exchange into another property can defer it. ## How this fits your financing A DSCR loan qualifies the property on its rental income, not on your tax return. A large depreciation loss can make a personal return look weak to a conventional lender, but it does not affect the debt service coverage ratio we use. The tax you save can go toward reserves or the down payment on the next rental. See [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/), [how DSCR loans work on Miami rentals](https://miamifixandfliploans.com/dscr-loans-miami-rental-property/) and [construction loans](https://miamifixandfliploans.com/new-construction-loans/). ## Common questions ### What is cost segregation on a Miami rental property? It is a study that splits a rental’s cost into building, land improvements and personal property such as appliances and flooring. The non-building parts are depreciated over 5 or 15 years instead of 27.5 or 39, which moves deductions into the early years of ownership. ### Does 100% bonus depreciation apply to a rental I buy in 2026? Generally yes. Under the 2025 tax law, 100% bonus depreciation is permanent for qualified property acquired after January 19, 2025, which covers the 5- and 15-year parts identified by a study. The building itself is not eligible. ### Can depreciation from a long-term rental offset my W-2 income? Up to $25,000 a year can, if you actively participate and your modified adjusted gross income is under $100,000, phasing out by $150,000. Real estate professionals can use the full loss. Otherwise it carries forward. ### Can I use cost segregation on a fix and flip? Generally no. A property bought to resell is inventory and is not depreciated. Cost segregation applies to property you hold as a rental. ### Will a big depreciation loss hurt my DSCR loan application? No. A DSCR loan is sized on the property’s rent against its monthly payment. We do not use your tax returns to qualify you. This article is general information and not tax or legal advice. Talk to a CPA who works with rental property owners before you order a study. When you are ready to finance a rental, [get pre-qualified](https://miamifixandfliploans.com/get-pre-qualified/) or call (954) 598-4564. [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Miami Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://miamifixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/fix-and-flip-loans-miami-guide/ Title: Fix and Flip Loans in Miami: Financing a Renovation Summary: How a fix and flip loan is sized on a South Florida house, what the hurricane code, insurance, the 50% flood rule and closing taxes do to the budget, and how [Home](https://miamifixandfliploans.com/) / [Blog](https://miamifixandfliploans.com/blog/) / Fix and Flip Loans in Miami: How to Finance a House Renovation # Fix and Flip Loans in Miami: How to Finance a House Renovation By [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 Miami-Dade and Broward have a deep supply of concrete block houses built from the 1940s to the 1970s, and a large pool of buyers for renovated ones. A flip here usually means a new roof, impact windows and doors, new electrical and plumbing, a new kitchen and baths, and a house that sells to an owner-occupant. The financing has to cover the purchase and the whole renovation, and the plan has to account for costs that are specific to South Florida. ## How the loan is sized A fix and flip loan combines a share of the purchase price with the renovation budget, and the total is capped at a share of the after-repair value (ARV). Purchase price | $420,000 Rehab budget | $110,000 After-repair value | $720,000 90% of purchase | $378,000 100% of rehab | $110,000 Loan | $488,000 75% of ARV ceiling | $540,000 Cash to close, before costs | $42,000 For illustration only. Top leverage applies at a 720+ credit score. The rehab money is not paid at closing. It is held back and released in draws as each stage of work is inspected and completed, so you or your contractor need enough cash to start each stage. ## Costs that are specific to South Florida - The hurricane code. Miami-Dade and Broward are in the High-Velocity Hurricane Zone. A new roof, windows and exterior doors must use products approved for it, and impact windows are often one of the largest line items in the budget. - Insurance. Insurers usually ask for a four-point inspection on an older house and look first at the roof, the electrical panel and the plumbing. A wind mitigation report on the finished house can lower the premium for your buyer, which helps the sale. - The 50% flood rule. In a FEMA flood zone, a renovation that costs 50% or more of the building’s market value means the house must meet current flood rules, which can require elevating it. Some cities count improvements over several years. Ask the building department before you set the scope. - Unpermitted work. Enclosed garages, added bedrooms and converted efficiencies are common. Pull the permit history before you buy, and budget to legalize or remove what was never permitted. - Property tax while you hold. An investment property gets no homestead exemption, and combined rates are often close to 2% of taxable value. Carry the tax in your holding costs. - Closing taxes. Florida charges documentary stamp tax on the deed, usually paid by the seller: $0.70 per $100 in most counties, and in Miami-Dade $0.60 per $100 on a single-family home. A new mortgage adds note stamps of $0.35 per $100 and intangible tax of 0.2% of the loan. ## Permits and historic districts Miami-Dade has 34 cities and Broward 31, and each runs its own building department, so review times and rules vary from one street to the next. Exterior work in historic districts, such as Morningside and Buena Vista East in Miami or much of Miami Beach, needs approval from the city’s preservation board as well as a permit. ## The exit Most flips end in a sale to an owner-occupant, so your after-repair value should come from recent sales of renovated homes nearby. If the market slows, a [DSCR rental loan](https://miamifixandfliploans.com/dscr-rental-loans/) can replace the flip loan and turn the house into a long-term rental, with a cash-out refinance at up to 80% loan-to-value. ## Common questions ### How much of a Miami flip will you finance? Up to 90% of the purchase and 100% of the rehab at a 720+ credit score, within 70 to 75% of the after-repair value. ### Who pays the documentary stamp tax in Florida? By custom the seller pays the stamp tax on the deed, and the buyer pays the note stamps and intangible tax on a new mortgage. Contracts can change that, so read yours. ### Do I have to install impact windows? Not always, but replacement windows in Miami-Dade and Broward must meet the High-Velocity Hurricane Zone rules, and impact windows usually lower the insurance premium and help the resale. ### How long a term should I choose? Long enough to cover permits and the work, with a cushion. Our terms run 6 to 24 months with no prepayment penalty. [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Miami Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://miamifixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/florida-property-tax-investors/ Title: Florida Property Tax for Investors: Miami Guide (2026) Summary: How Florida taxes investment property, why a rental gets no homestead exemption, how the non-homestead cap works and what Amendment 3 changes in 2027, and [Home](https://miamifixandfliploans.com/) / [Blog](https://miamifixandfliploans.com/blog/) / Florida Property Tax for Real Estate Investors: What to Budget For # Florida Property Tax for Real Estate Investors: What to Budget For By [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 Florida has no state income tax, so counties, cities and school districts rely on property tax. For investors that makes property tax one of the biggest costs of owning a rental in South Florida, and the number most likely to decide whether a deal works. ## How the bill is built - The property appraiser sets the value. The Miami-Dade, Broward and Palm Beach County property appraisers value each property as of January 1 every year. - Several local governments set rates. The county, the city, the school board and special districts each levy a millage rate. Combined, they are often close to 2% of taxable value in Miami-Dade and Broward. - No homestead exemption on a rental. A home you own and live in gets a homestead exemption and a 3% cap on yearly increases in assessed value. An investment property gets neither. ## The non-homestead cap, and Amendment 3 For non-homestead property, including rentals, the assessed value used for most levies can rise no more than 10% a year. School taxes are not capped. The cap resets when the property is sold, so a buyer is taxed on full market value starting the next January 1. Do not underwrite on the seller’s tax bill. Florida voters approved Amendment 3 on November 3, 2026. It lowers the yearly cap on non-homestead property from 10% to 5% for non-school levies starting in 2027. That slows increases for owners who hold, but it does not change the reset on a sale. ## Appealing your value Each August the county mails a TRIM notice showing your proposed value and taxes. If the value is too high, you can talk to the property appraiser’s office, and you can file a petition with the county Value Adjustment Board within 25 days of the notice. Recent purchase prices, repair estimates and comparable sales are the usual evidence. ## Paying the bill Bills go out around November 1 and are due by March 31, with a discount of up to 4% for paying in November. On a rental loan, taxes are usually paid from an escrow account. ## How it affects a loan Item | Monthly Rent | $3,600 Principal and interest | $2,050 Property tax at 2% on $450,000 | $750 Windstorm, property and flood insurance | $450 Total payment | $3,250 DSCR | 1.11 For illustration only. Taxes and insurance together can be more than a third of the payment, which is why we use full market value, not a homestead or capped figure, when we size a [DSCR rental loan](https://miamifixandfliploans.com/dscr-rental-loans/). ## Common questions ### Do investment properties get a homestead exemption in Florida? No. The homestead exemption is only for a home you own and live in as your permanent residence. ### What is the non-homestead cap? The assessed value of non-homestead property can rise no more than 10% a year for non-school levies, falling to 5% starting in 2027 under Amendment 3. It resets when the property is sold. ### How do I appeal my property value in Florida? File a petition with the county Value Adjustment Board within 25 days after the TRIM notice is mailed in August. You can also ask the property appraiser’s office to review the value informally. [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Miami Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://miamifixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/miami-short-term-rental-rules-investors/ Title: Miami Short-Term Rental Rules for Investors (2026) Summary: Where short-term rentals stand in Miami, Miami Beach, Fort Lauderdale and the condo towers, what Florida law allows cities to do, and how we underwrite a [Home](https://miamifixandfliploans.com/) / [Blog](https://miamifixandfliploans.com/blog/) / Short-Term Rental Rules in Miami, Miami Beach and Fort Lauderdale # Short-Term Rental Rules in Miami, Miami Beach and Fort Lauderdale By [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 Florida law limits how far cities can go against vacation rentals, but South Florida still has some of the strictest rules in the state, and many condo associations ban short stays outright. Before you buy a property to run on Airbnb or Vrbo, check the rules for that exact address and building. ## What state law allows - No new outright bans. Florida law bars cities and counties from prohibiting vacation rentals or regulating how long or how often they are rented, unless the rule was adopted on or before June 1, 2011. Rules from before that date still stand. - Registration and safety rules are allowed. Cities can require registration, inspections, occupancy limits and parking rules, as long as they apply to all homes alike. - A state license and taxes. Every vacation rental needs a license from the Florida Department of Business and Professional Regulation and must collect state sales tax and county tourist taxes. ## Miami Beach Miami Beach’s rules predate the 2011 cutoff, so the city can enforce them. Short-term rentals are banned in single-family homes and in most residential districts, and allowed only in certain zones. Fines for illegal rentals are steep and rise with each violation. ## City of Miami Short-term rentals are allowed only where the Miami 21 zoning code permits them, and the operator needs a certificate of use and a business tax receipt from the city, on top of the state license. Many single-family neighborhoods do not allow them. ## Fort Lauderdale and Broward Fort Lauderdale requires each vacation rental to register with the city, pass an inspection and meet occupancy and parking limits. Hollywood and other Broward cities have their own registration programs. ## Condo and HOA rules Many condo declarations and HOA covenants ban rentals shorter than a set minimum, often 30 days to six months, or limit how many times a year a unit can be leased. Under Florida law, a new amendment restricting rentals generally binds only owners who vote for it and owners who buy after it passes, so a buyer is bound by it. Read the documents before you make an offer. ## How we underwrite Because so many addresses cannot legally host short stays, we generally size a [DSCR rental loan](https://miamifixandfliploans.com/dscr-rental-loans/) on long-term market rent. A deal that only works as a short-term rental carries extra risk in South Florida. ## Common questions ### Are short-term rentals legal in Miami? In the City of Miami, only where the zoning permits them and with a certificate of use, a business tax receipt and a state license. In Miami Beach they are banned in single-family homes and most residential districts. ### Can my condo association ban Airbnb? Yes. Condo declarations can restrict rentals, and a new restriction binds owners who buy after it passes. ### Will you count short-term rental income for a DSCR loan? Generally we use long-term rent in South Florida. Ask us about a specific address. [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Miami Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://miamifixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/florida-condo-rules-investors/ Title: Florida Condo Milestone Inspections & Reserves: Investor Guide Summary: How milestone inspections and structural integrity reserve studies affect a Miami condo you buy to rent, why special assessments are rising, and what to [Home](https://miamifixandfliploans.com/) / [Blog](https://miamifixandfliploans.com/blog/) / Florida Condo Rules After Surfside: What Investors Need to Know # Florida Condo Rules After Surfside: What Investors Need to Know By [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 After the Champlain Towers South collapse in Surfside in 2021, Florida passed new laws for condo buildings. They require regular structural inspections and fully funded reserves for major repairs. For investors, that means higher dues and special assessments in many older buildings, and more homework before you buy a unit. ## Milestone inspections - Which buildings. Condo and co-op buildings of three or more habitable stories. - When. Once the building reaches 30 years after its certificate of occupancy, then every 10 years. - What happens. A licensed engineer or architect inspects the structure. If there are signs of substantial deterioration, a second, more detailed phase follows, and the association must start repairs. ## Structural integrity reserve studies Associations of buildings three stories or higher must have a structural integrity reserve study at least every 10 years. It covers the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors. Owners can no longer vote to waive or reduce reserves for those items, so many associations have raised dues or levied special assessments to catch up. ## What to check before you buy a unit - The milestone inspection report and whether a second phase is under way - The most recent reserve study and how far the reserves are funded - The current budget, recent dues increases and any planned special assessments - Board minutes from the past year, which often show repairs and assessments before they are announced - The association’s rules on rentals, including minimum lease terms - Any litigation involving the association ## How it affects financing Conventional lenders often will not lend in buildings with large deferred repairs, open safety issues or low reserves, so many South Florida condos are non-warrantable. A [DSCR rental loan](https://miamifixandfliploans.com/dscr-rental-loans/) can still finance a non-warrantable condo, but the dues and any special assessment count in the payment, which affects the ratio. Item | Monthly Rent | $2,900 Principal and interest | $1,550 Property tax | $520 Insurance on the unit | $90 Condo dues | $650 Total payment | $2,810 DSCR | 1.03 For illustration only. A new special assessment would raise the payment. ## Common questions ### Do you lend on non-warrantable condos in Miami? Yes, through our DSCR rental loans. We review the association’s budget, reserves, milestone inspection and special assessments. ### When does a Florida condo need a milestone inspection? For buildings of three or more stories, once the building reaches 30 years after its certificate of occupancy, then every 10 years. ### Can condo owners vote to skip reserves? Not for the structural items covered by the reserve study. Those reserves can no longer be waived or reduced. [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Miami Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://miamifixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/dscr-loans-miami-rental-property/ Title: DSCR Loans for Miami Rental Property: How They Work Summary: How a DSCR loan qualifies a South Florida rental on its rent, why property tax, insurance and condo dues decide the ratio, and how to make the numbers work. [Home](https://miamifixandfliploans.com/) / [Blog](https://miamifixandfliploans.com/blog/) / DSCR Loans for Miami Rental Property: How They Work # DSCR Loans for Miami Rental Property: How They Work By [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 A DSCR loan qualifies a rental on whether its rent covers the payment, not on your personal income. For investors with several properties, self-employed income, an LLC or a home outside the United States, that is often the simplest way to finance a rental in South Florida. ## The ratio DSCR = monthly rent ÷ monthly payment, where the payment includes principal, interest, property taxes, insurance and condo or homeowners association dues. We prefer 1.0 or higher. Rent | Payment | DSCR $3,640 | $2,800 | 1.30 $2,800 | $2,800 | 1.00 $2,520 | $2,800 | 0.90 Illustrative figures. ## What decides the ratio in South Florida - Property tax. Use full market value without a homestead exemption. See our guide to [Florida property tax for investors](https://miamifixandfliploans.com/florida-property-tax-investors/). - Insurance. Windstorm and flood coverage are expensive. A newer roof, impact windows and a wind mitigation report can lower the premium. Get quotes early. - Condo dues and assessments. They count in full, and new reserve rules have raised them in many buildings. See our guide to [Florida condo rules](https://miamifixandfliploans.com/florida-condo-rules-investors/). - Long-term rent. Short-term rentals are banned or limited at many addresses, so we use leases or market rent. ## Ways to make the numbers work - A larger down payment lowers the payment. - An interest-only period lowers the payment in the early years, and you can qualify on the interest-only payment. - A 5-year prepayment penalty usually prices lower than a 3-year one. - A newer roof and impact windows can lower the insurance premium. ## Foreign nationals Many South Florida rentals are owned by buyers from Latin America, Canada and Europe. Foreign nationals can borrow through our rental loan programs, often through a Florida LLC. Terms are on the [DSCR rental loans](https://miamifixandfliploans.com/dscr-rental-loans/) page. [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Miami Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://miamifixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/) --- Source: https://miamifixandfliploans.com/hard-money-loans-document-list/ Title: Hard Money Loan Document Checklist | Miami Investors Summary: What to gather for a rental (DSCR) loan, a new construction loan and a fix and flip loan, divided into one-time documents and documents for each deal. [Home](https://miamifixandfliploans.com/) / [Blog](https://miamifixandfliploans.com/blog/) / Hard Money Loan Document Checklist # Hard Money Loan Document Checklist By [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) · Updated November 6, 2026 Loans close faster when the paperwork is ready before it is asked for. Below is what we need for each type of loan. A business-purpose loan can close in your own name or in the name of an entity. Many investors use a Florida LLC for liability protection, and if you do, the entity documents apply. ## Rental (DSCR) loans ### Once - Driver’s license, or passport for a foreign national - LLC articles of organization, EIN letter and signed operating agreement - Certificate of status from Sunbiz, if the LLC is more than a year old - Voided check for automatic payments - Two months of bank statements. We look for roughly six months of liquidity ### Each deal - Loan application - Signed purchase contract, or the original settlement statement for a refinance - The lease, for a rented property - For a condo or a property in an association: dues, the budget, and any special assessments - Insurance agent and title contacts, plus windstorm and flood insurance quotes - Someone who can let the appraiser into the property - The appraisal report ## New construction loans ### Once - Driver’s license - LLC articles of organization, EIN letter and signed operating agreement - Certificate of status from Sunbiz, if the LLC is more than a year old - A schedule of your projects from the last 2 years with settlement statements - Voided check for automatic payments - Personal financial statement - Two months of bank statements showing reserves for interest, closing costs and part of the budget ### Each deal - Loan application - A line-item construction budget with a specific scope of work - Plans, drawings, a survey with the flood elevation, and permit status - The general contractor’s details, license and insurance - A list of the contractor’s recent new builds - Insurance agent and title contacts, plus a flood insurance quote if the lot is in a flood zone - Someone who can give the appraiser access to the site ## Fix and flip loans ### Once - Driver’s license - LLC articles of organization - IRS EIN letter - Operating agreement signed by every member, with ownership percentages - Certificate of status from Sunbiz, if the LLC is more than a year old - Voided check for automatic payments - Experienced investors: a schedule of your projects from the last 3 years and the settlement statements for each purchase and sale. For a property you kept, the statement showing the refinance into permanent financing ### Each deal - Loan application - A line-item rehab budget with a specific scope of work. Write “replace roof and install 14 impact windows and 2 impact doors”, not “roof and windows”. Draws are released against this budget - Signed purchase contract, or the original settlement statement for a refinance - Permit history for the property, if you have pulled it - Insurance agent’s name, phone and email - Title agent’s or closing attorney’s name, phone and email Not sure about an item? Call (954) 598-4564. [Andrew Shanti](https://miamifixandfliploans.com/about-us/#andrew-shanti) Senior Vice President, Miami Fix and Flip Loans · Optimus Capital Corp Andrew has worked in lending and real estate since 2005 as a principal, executive and investor, across residential and commercial property. He has facilitated more than $25 billion in off-market commercial real estate offers for clients. [More about Andrew](https://miamifixandfliploans.com/about-us/#andrew-shanti) · (954) 598-4564 · [LinkedIn](https://www.linkedin.com/in/andrew-shanti-6a07631a/) ## Have a South Florida deal in mind? Run it by us. Send the address, the price and what you plan to do with the property. We will reply with the leverage and pricing that fit your deal. - Call (954) 598-4564 - Email andrew@optimuscapitalcorp.com - [Get pre-qualified online](https://miamifixandfliploans.com/get-pre-qualified/)