Florida investors buy fast, renovate fast and lease fast. The refinance is where the state's insurance and tax realities catch up with the deal, so the lender you choose needs to size the loan on real costs, not hopeful ones.
In short: LendingStreet is our top pick for a DSCR rate-and-term refinance in Florida. We qualify on the property's rent with no W-2s or tax returns, offer 30-year terms, lend to LLCs as standard and go up to 80% LTV on some rate-and-term programs. That fits the common Florida path of buying with hard money or a bridge loan, renovating, and moving into a permanent loan once the home is leased, with insurance and taxes underwritten at realistic numbers.
Investors choose LendingStreet for one simple reason: we qualify the refinance on the property's rent, not on your W-2s or tax returns. That matters most when the debt you are leaving is a hard money note, a bridge loan or a bank balloon, because the goal is a stable, long-term payment the rent can carry.
Across Florida, that often means a concrete-block single-family home in Lakeland, Ocala or Jacksonville, a duplex in Tampa or St. Petersburg, or a newer rental in the Orlando suburbs that was bought with a short-term loan.
LendingStreet fits Florida investors who have a lease in place, a current insurance quote and a maturity date they would rather not extend. The next step is easy: fill in the form below or call (877) 298-1001 and we will run the ratio with you.
If you are weighing CoreVest, Dominion Financial, LendingOne, Lima One, New Silver and RCN Capital for a DSCR refinance loan for investors in Florida, this is the short version: LendingStreet wins the scenarios below, and you can get a quote with the form below.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Rental loan above $2M | LendingStreet | Our DSCR loans have no stated maximum. LendingOne states DSCR loans up to $2,000,000 and RCN Capital states long-term rental loans up to $1.5M. |
| Credit score in the 620s | LendingStreet | Our DSCR minimum is 620. RCN Capital and New Silver state 660 minimums, and Dominion Financial states 680, with exceptions to 660. |
| 5-8 unit building | LendingStreet | We treat 1-8 units as residential DSCR. Lima One and CoreVest state 1-4 unit eligibility for their rental loans. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
A large share of Florida rental purchases start with short-term money because sellers want fast closings and many homes need work. Once the renovation is done and a tenant moves in, interest-only payments on a short-term loan no longer make sense.
Others are refinancing out of a bank loan that resets, or out of financing from a private individual lender who wants to be repaid. A rate-and-term DSCR refinance replaces any of these with a long-term payment the rent supports, without asking for personal income documents.
Florida has plenty of local banks, a busy hard money market and many national online DSCR lenders. On a refinance, the differences come down to how each one qualifies you and how long the loan lasts.
Each lender type has a role. National online DSCR lenders and private individual lenders also exist, and their terms vary widely. What sets LendingStreet apart is the combination: rent-based qualifying, 30-year terms, LLC borrowing and coverage in every state.
| What matters on a refinance | LendingStreet | Typical bank | Typical hard money or private lender |
|---|---|---|---|
| Income documents | No W-2s or tax returns | Usually full personal income review | Light, but terms are short |
| Term | 30-year terms available | Varies; balloons are common on investor loans | Months, not years |
| DSCR minimum | 1.0x standard; sub-1.0 programs exist | Uses personal debt-to-income instead | Not applicable |
| Rate-and-term leverage | Up to 80% LTV on some programs | Varies | Not offered as a long-term loan |
| Entity borrowing | LLC borrowers are standard | Varies | Usually allowed |
| Multi-state portfolio | All 50 states and DC | Usually in-market only | Varies |
Central Florida is a steady source of refinances: Orlando suburbs such as Kissimmee, Deltona and Clermont, plus Lakeland and Winter Haven along the I-4 corridor. Tampa Bay investors buy in Brandon, Riverview, Pinellas Park and older Tampa neighborhoods, often with duplexes and small multifamily.
In North Florida, Jacksonville's Westside, Arlington and Orange Park areas offer lower prices and long-term tenant demand. Ocala, Palm Bay, Port St. Lucie, Fort Myers and Pensacola round out the list, each with a different mix of new construction and older block homes.
Insurance is often the line that decides a Florida refinance. Premiums depend on the roof's age, wind mitigation features, distance to the coast and the flood zone. A recent wind mitigation inspection and a roof and systems inspection report can help, so get them before you apply. Flood insurance is generally required in mapped flood zones.
Property taxes reset toward market value after a sale, and rentals do not get the homestead exemption or its tighter assessment cap, so use the investor's tax bill, not the seller's. Some newer communities add a CDD assessment to the tax bill, which counts in the payment.
Florida charges documentary stamp tax on notes and an intangible tax on new mortgages. Ask your title agent how they apply to your refinance and include them in your closing costs. After the post-2021 condo safety laws, condo associations face inspection and reserve requirements that can raise dues or trigger assessments.
This example is illustrative and not a quote. An investor bought a three-bedroom block home in Lakeland with a hard money loan, replaced the roof and leased it for $2,650 a month. The appraisal comes in at $340,000. The payoff is $248,000, and the hard money payment is about $2,480 a month, interest-only.
The DSCR refinance pays off the hard money loan and rolls in $9,000 of closing costs, for a new loan of $257,000, or 75.6% LTV. Estimated principal and interest on a 30-year term is about $1,731. With taxes of $470 and insurance of $310 a month, the total payment is about $2,511. DSCR is about 1.06x, above the 1.0x standard minimum, and the new roof helped keep the insurance quote in range.
| Item | Amount |
|---|---|
| Appraised value | $340,000 |
| Payoff of existing loan | $248,000 |
| Estimated closing costs rolled in | $9,000 |
| New DSCR loan amount | $257,000 |
| Loan-to-value | 75.6% |
| Monthly rent | $2,650 |
| Estimated principal and interest (30-year) | $1,731 |
| Property taxes (monthly) | $470 |
| Insurance (monthly) | $310 |
| Total monthly payment | $2,511 |
| DSCR | 1.06x |
A quick set of questions will tell you most of what you need to know about a refinance lender.
And here are LendingStreet's answers:
| Question | LendingStreet |
|---|---|
| Max LTV | Up to 80% on rate-and-term on some programs; varies by program |
| DSCR minimum | 1.0x standard; sub-1.0 programs available |
| Seasoning | Varies by program; we will tell you up front |
| LLC borrowing | Standard |
| Closing timeline | Depends mostly on appraisal and title; a complete file moves fastest |
| Large balances | From $150,000 with no stated maximum; larger loans get more review |
The biggest timing mistake is waiting until a maturity date is weeks away. Seasoning rules vary by program, appraisals take time, and title work has to clear. Give yourself room.
In Florida, get the insurance quote and wind mitigation report lined up early. Insurance binding can take longer during hurricane season, and a closing cannot fund without it.
You do not need everything on day one, but the more of this you have, the sooner we can give you firm numbers. Start with the form below or call (877) 298-1001.
Our team will size the loan to your Florida property's rent and walk you through the options, including sub-1.0 DSCR programs where they fit.
Our top pick is LendingStreet: rent-based qualifying with no W-2s or tax returns, 30-year terms, LLC borrowers as standard and up to 80% LTV on some rate-and-term programs. Call (877) 298-1001 or use the form below.
Yes. We lend in all 50 states and DC, including every Florida county, on non-owner-occupied investment property.
Often yes. The quote goes into the ratio, so a high premium may mean a smaller loan or a sub-1.0 DSCR program. A newer roof and wind mitigation features can lower the premium.
Many condos qualify. We review dues, reserves, insurance and any special assessment. Recent safety-law inspections and reserve funding can affect dues, so bring the latest association documents.
Yes. CDD assessments appear on the tax bill in many newer communities and count in the monthly payment.
Our STR program can qualify on projected short-term rental revenue on some programs, if local rules allow nightly rentals. Many Florida cities and HOAs set their own rules, so check with the city or county first.
Seasoning varies by program. Tell us your purchase date, rehab budget and maturity date and we will map out the timing.
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