Conventional mortgages
Eligible primary homes, second homes and investment properties with conventional income and asset documentation.
Mortgage loan programs in Florida. Find your fit.
Buying a home, refinancing or financing an investment? Compare mortgage options by property, income documentation and your goal. Bennett Capital Partners Mortgage Brokers helps you narrow the choices and understand the next steps.
Philip Bennett, MBAFounder · NMLS 1098318
Start with what you want to do.
Choose a starting path, then use the directory to compare individual programs.
Browse all mortgage programs.
Search by program or browse the categories. Open a program page for its requirements, property rules and available terms.
60 program and guide links, plus a home-equity section
Home purchase and government programs
Compare the standard purchase paths first, then review any specialized need.
FHA loans
FHA-insured financing with its own borrower, property and mortgage-insurance requirements.
VA loans
For eligible veterans, service members and surviving spouses, with COE, entitlement and lender review.
USDA loans
An eligible primary home, qualifying location and household-income review under USDA rules.
Jumbo mortgages
Loan amounts above the applicable conforming limit, subject to the lender’s financial and property criteria.
Super jumbo loans
Review larger mortgage requests within jumbo financing, with loan amounts and eligibility determined by the applicable program.
Fixed rates, adjustable rates and repayment choices
A loan term or repayment structure can apply within more than one program. Compare the full payment schedule, future changes and total cost.
30-year fixed mortgages
Review a 30-year amortization schedule, a fixed note rate and the effect of spreading repayment over a longer term.
Adjustable-rate mortgages
Understand initial fixed periods, adjustment intervals, the index and margin, rate caps and potential payment changes.
Interest-only mortgages
Review the initial payment structure, unpaid principal and the higher payments that may follow the interest-only period.
15-year fixed mortgage options
Explore the 15-year option within conventional financing and the trade-off between faster repayment and monthly payment flexibility.
15-year vs. 30-year mortgage guide
Compare loan terms using a clearly labeled example and questions about your budget, savings and expected time with the loan.
Second mortgages: HELOCs and fixed-rate seconds
A second mortgage lets an eligible owner borrow against equity while keeping an existing first mortgage in place. Compare a lump-sum fixed-rate second with a revolving home equity line of credit, or HELOC. Both add a debt secured by the property; include the first and second obligations when assessing affordability.
Fixed-rate second mortgages
A closed-end second provides a defined loan amount with a fixed interest rate and scheduled repayment. Income documentation and occupancy determine the applicable qualification path.
| Occupancy | Income documentation | Qualification considerations |
|---|---|---|
| Primary residence | Full documentation, bank statements, 1099 income or profit-and-loss documentation, where permitted by the program. | Standard income qualification includes the combined housing obligations. Up to 90% combined loan-to-value may be available within an eligible tier when the combined first and second loan balances are $2 million or less. |
| Second home | The same documentation categories may be considered, subject to the selected program. | The property must meet second-home use and location requirements, such as reasonable distance from the primary home or a vacation/resort location. Second-home CLTV and credit tiers apply. |
| Investment property | Property rental income under a DSCR option, or eligible full-documentation and bank-statement paths. | A DSCR path can qualify using rental income without personal income documents. Property, credit, assets and the applicable coverage and CLTV requirements still receive a lender review. |
How the combined figures work: CLTV compares the first mortgage plus the proposed second mortgage with the lender's accepted property value. The $2 million figure above refers to combined mortgage balances, not the amount of the second mortgage. The 90% maximum does not apply to every occupancy, documentation method or credit tier.
For standard income qualification, combined PITIA includes principal and interest on the first and proposed second mortgages, property taxes, insurance and applicable association dues. The lender also evaluates other qualifying debt.
Home equity lines of credit (HELOCs)
A HELOC offers access to a credit line during its draw period. The program described here has a variable rate, so the payment can change. Review the draw and repayment periods, fees, rate adjustments and the payment required when principal repayment begins.
| Documentation path | What the review uses |
|---|---|
| Full documentation | W-2 income or tax returns, with the supporting documents required for the income source. |
| Bank statements | 12 months of eligible bank statements. |
| Profit-and-loss statement | 12 or 24 months, prepared by a CPA or enrolled agent (EA). |
| DSCR | Investment property only, with a minimum qualifying DSCR of 1.10 under this program. |
The documentation lists are different: A standalone 1099 documentation path is available for the fixed-rate second described above, but is not offered under this HELOC option. This does not automatically exclude someone who receives 1099 income; another eligible documentation method would need review.
HELOC leverage limits vary by occupancy, credit, documentation and line size. The highest available tier is not universal. When reviewing combined leverage, account for the full authorized HELOC limit where required, rather than only the amount initially drawn.
Compare a fixed-rate second and a HELOC
These are program-specific options, subject to current lender guidelines and final underwriting. A documentation option or stated maximum does not establish approval. Program details reviewed September 8, 2026.
Affordable-lending and first-time buyer options
A home loan and down payment assistance have separate eligibility rules. Check income and purchase price limits, homebuyer education, available funding and repayment terms. Florida Housing assistance requires an eligible first mortgage through a participating lender. Review the official Florida Housing overview and confirm the available lending channel for your situation.
First-time homebuyer programs
Review Florida homebuyer assistance, eligibility and the costs or repayment terms attached to each option.
HomeReady
A Fannie Mae conventional program with address-based income limits and other requirements.
Home Possible
A Freddie Mac conventional option with its own income, education and borrower rules.
Fannie Mae loan requirements
Understand the broader conventional framework and how specific programs fit within it.
Self-employed and alternative documentation
Different documentation still requires a supported, eligible loan file.
Bank statement loans
Review qualifying business cash flow through eligible bank-statement documentation.
Profit and loss mortgages
An alternative business-income review using eligible profit and loss documentation.
Non-QM loans
A broader category for qualified scenarios outside standard agency or qualified-mortgage channels.
No-ratio mortgages
A specialized structure with lender-specific requirements; not an assumption of no verification.
Mortgages with credit challenges
Review payment history, credit events, available funds and appropriate next steps.
Foreign national mortgages
Financing review for eligible international buyers, including identity, assets and income documentation.
1099 mortgage loans
Review income documentation for eligible independent contractors and compare conventional and alternative-documentation paths.
Asset depletion mortgage guide
Learn how eligible assets may support a lender-specific income calculation, including asset eligibility, adjustments and documentation.
ITIN home loan guide
Understand ITIN-related financing questions and documentation. A suitable lending channel must be confirmed for the specific borrower and property.
Condo and condotel financing
The building’s eligibility matters alongside the borrower and unit.
Condo loans
Start with the borrower, unit and project review to identify the appropriate financing channel.
Warrantable condo mortgages
Agency-eligible condo financing when the project and loan meet the applicable requirements.
Non-warrantable condo loans
Specialty options for certain project issues outside standard agency eligibility.
Condotel loans
Review hotel-style operation, rental arrangements and property-specific financing requirements.
Investment property financing
Start with occupancy, rental strategy, property income and the planned exit. A property you will occupy needs a different review from a business-purpose rental.
Investment property loans
Use the investor hub to compare rental purchases, refinancing and project financing by property and transaction.
DSCR loans
Rental-property financing that evaluates eligible property income and debt coverage.
Duplex, triplex and fourplex loans
Compare owner-occupied and investment financing for two-to-four-unit residential properties.
Short-term rental loans
Review vacation-rental income documentation, permitted property use, seasonality and lender-specific eligibility.
Fix-and-flip financing guide
Plan a purchase-and-renovation project around the work budget, draws, carrying costs and an achievable sale or refinance exit.
Hard money loans
Short-term, property-focused financing where project feasibility and repayment strategy are central.
Private lending
Review private-capital options for eligible property and business-purpose scenarios.
Bridge loans
Compare the transaction, timing, property, costs and exit plan for an available bridge financing route.
Commercial property financing
Compare financing for acquisition, refinancing and transitional properties. Property use, income, sponsorship and a credible repayment plan shape the lender review.
Commercial mortgages
Start with the commercial financing hub to identify the property, loan purpose and documentation needed for a review.
Small-balance commercial loans
Explore financing for smaller commercial transactions. The meaning of small balance and eligible property types varies by lender.
Commercial bridge loans
Review short-term financing for a commercial acquisition, transition or repositioning with a defined exit strategy.
Commercial property refinancing
Evaluate an existing loan, maturity, prepayment costs, property cash flow and a refinance or cash-out objective.
Mixed-use property loans
Review properties combining residential and commercial space, including the use mix, leases and eligibility implications.
Hotel financing
Whole-hotel financing with attention to operations, management, seasonality and planned property improvements.
Shopping-center loans
Retail-center financing that considers tenant mix, lease expirations, vacancies and leasing costs.
Office building loans
Options for owner-users and investors, based on business or rental income and the building’s leasing profile.
Single-tenant NNN property financing
Review the tenant, remaining lease term and landlord obligations for a triple-net leased property.
Permanent commercial financing
Long-term acquisition or refinance financing, including fixed-rate and variable-rate options.
Specialty financing
Discuss the asset, intended use and ownership so we can coordinate the appropriate specialist review.
Aviation financing
Aircraft acquisition and refinance inquiries, including the asset specifications and proposed personal or business use.
Yacht financing
Yacht purchase and refinance inquiries, with a review of the vessel, ownership and intended private or charter use.
Multifamily financing for five or more units
These commercial multifamily guides cover properties with at least five residential units. Use the duplex, triplex and fourplex guide for two-to-four-unit residential financing.
Multifamily acquisition and financing
Start with the multifamily hub for apartment acquisitions, operating performance and the documents needed to compare financing.
Multifamily refinance loans
Review maturity planning, debt replacement and potential cash-out based on property operations, value and lender requirements.
Multifamily bridge and rehabilitation loans
Evaluate a transitional apartment property, rehabilitation plan, lease-up assumptions, reserves and permanent-financing exit.
Small-balance multifamily loans
Compare smaller apartment-financing scenarios with attention to unit count, operating income and lender-specific program definitions.
DSCR loans for 5-8 units
A separate rental-income financing option for eligible small apartment investments with five to eight residential units.
Buying a home before selling your current one
Owner-occupied bridge financing requires its own consumer mortgage and lender review. It should not be treated as interchangeable with an investor or commercial bridge loan.
Owner-occupied residential bridge loan guide
Review the timing gap between a home purchase and sale, available equity, overlapping housing costs, alternatives and an exit plan.
Land, construction and renovation
Match financing to the stage of the property and the work.
Land loans
Review access, utilities, zoning information, intended use and the plan for the parcel.
Construction loans
A new-build review covering the builder, budget, draws and permanent financing or exit.
Renovation loans
Compare mortgage options for buying and improving a home or renovating through a refinance.
HomeStyle Renovation
A conventional renovation program for eligible properties and documented improvements.
FHA 203(k) renovation guide
Understand FHA rehabilitation financing, the renovation scope and the additional borrower, property and project review.
Developer and investor construction financing
New construction or renovation of residential and commercial property, with the permanent-financing plan considered from the outset.
No matching entries. Try a program name such as FHA, DSCR or bank statement, or clear the search to browse all options.
Compare the requirements and the full cost.
A program name is only the starting point. Ask for the terms that apply to your borrower profile and property, then compare offers using the same loan amount and assumptions.
Qualification
Review credit score, down payment or equity, loan-to-value (LTV), reserves and income documentation. Personal debt-to-income (DTI) or property debt-service coverage (DSCR) requirements depend on the lending path.
Payment and costs
Compare the interest rate, APR where applicable, points, lender fees and closing costs. Include taxes, insurance, association dues and any mortgage insurance in the payment budget.
Property and timing
Confirm occupancy, unit count, condo eligibility or project requirements. Review the loan term, rate adjustments, any prepayment provisions and how long you expect to keep the loan.
For home loans, the Consumer Financial Protection Bureau explains how loan type, term and rate structure affect your choices.
Rates depend on the selected program and loan scenario. Calculator results are estimates, not a rate quote or loan approval.
Talk through the full scenario.
Compare available lending sources and prepare the borrower and property information needed for underwriting.
Philip Bennett, MBAFounder, Bennett Capital Partners Mortgage BrokersNMLS 1098318 · Miami, FloridaDiscuss My Scenario
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Continue with related financing guides.
Explore these relevant articles from Bennett Capital Partners.
Requirements for a Conventional Loan: A Comprehensive Guide
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Self-Employed Mortgage in Florida: How to Qualify
Compare ways to document business income for a home purchase or refinance.
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How Much Are Closing Costs in Florida? Buyer & Seller Guide
Plan transaction charges, prepaid items and cash needed to close.
Read guideLoan programs FAQ
Are two-to-four-unit homes financed the same way as apartment buildings?
Two-to-four-unit properties generally follow residential financing paths, with different rules for owner-occupied and investment use. Properties with five or more residential units require a commercial multifamily review. Unit count alone does not establish eligibility.
Is a residential bridge loan the same as a commercial bridge loan?
No. An owner-occupied bridge loan addresses a home purchase and sale timing gap and requires an appropriate consumer mortgage review. A commercial bridge loan addresses an eligible commercial property transition. The borrower, purpose, property and exit plan determine the suitable lending path.
Can a residential bridge loan finance an investment property?
Yes. Residential describes the property, not whether you will occupy it. Eligible investment houses, condos and two-to-four-unit properties may use a residential bridge loan. Owner-occupied purchases need a separate consumer-purpose review; commercial property transitions use a different bridge financing path.
How do I choose a mortgage program?
Start with the loan purpose, property type, occupancy, income documentation and available funds. Compare the eligible programs on total costs and requirements, rather than choosing from a product name alone.
Are these programs available to every borrower?
No. Borrower, property, loan-purpose and lender requirements determine eligibility. Program availability and terms can change, and the lender makes the final decision.
Which page should I use if I am buying my first home?
Start with the Florida home purchase guide and the first-time homebuyer programs page. Assistance has separate eligibility, funding availability and potential repayment terms.
Is a bank statement loan the same as a DSCR loan?
No. A bank statement program evaluates eligible income documentation for the borrower, while a DSCR loan focuses on rental-property cash flow for an eligible investment transaction. They address different financing needs.
Do condo buyers qualify based only on income and credit?
No. The condominium project, unit, insurance and other property factors must also meet the selected program’s requirements.
Can I use these programs to refinance?
Many programs have eligible refinance options, but not every program applies to every refinance purpose. Start with the existing mortgage, property, equity and the outcome you want.
Does Bennett Capital Partners provide the loan directly?
Bennett Capital Partners is a mortgage broker. We help review suitable lending sources and coordinate the application; the selected lender makes the final credit and property decision.