Florida's flip market is large and fast, but the costs that decide profit are local: insurance, roof age, flood zones and documentary stamp taxes. The lender you pick needs to move fast and understand them.
In short: Our top pick for hard money in Florida is LendingStreet. First, we offer hard money style speed, closing in as little as 10 days. Second, fix and flip loans go up to 90% of cost with up to 100% of rehab on some programs, from $150,000 to $5M+. Third, when the work is done, you can refinance into a long-term DSCR rental loan with us instead of hunting for a new lender. That matters because Tampa, Orlando, Jacksonville and South Florida move quickly, and insurance and roofs shape every budget.
LendingStreet makes business-purpose loans on non-owner-occupied investment property in all 50 states and DC, including every corner of Florida. Fix and flip and bridge loans cover 1-8 unit residential property, run from $150,000 to $5M+, and are short-term and interest-only.
It suits investors who flip, investors who rehab and rent, and anyone buying a property a regular bank will not finance in its current condition. Most borrowers use an LLC.
Send the deal through the form below, or call (877) 298-1001 to talk it through.
Well-known hard money lenders include CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital. Compared scenario by scenario for investors in Florida, LendingStreet comes out as the stronger choice, and one application covers it.
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 |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| 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. |
Most Florida investors weigh four kinds of lenders for a rehab: a local hard money lender, a private individual, a local bank or credit union, and LendingStreet. Here is how they usually compare. Other lenders' terms vary, so ask each one directly.
| What investors need | LendingStreet | Typical local hard money lender | Private individual lender | Local bank or credit union |
|---|---|---|---|---|
| Speed to close | As little as 10 days | Often fast; varies | Can be fast; depends on the person | Often slower; full underwriting |
| Leverage | Up to 90% of cost | Varies; often lower | Negotiated deal by deal | Often needs a larger down payment |
| Rehab funding | Up to 100% of rehab on some programs, paid in draws | Varies | Varies | Often limited on distressed homes |
| Loan size | $150,000 to $5M+ | Varies | Limited by one person's capital | Varies by bank |
| Long-term option | Refinance into a DSCR rental loan | Usually short-term only | Rarely | May offer; often needs tax returns |
| Where they lend | All 50 states and DC | Usually local | Usually local | Usually local |
Florida investors work in many metros. Tampa Bay, including Tampa, St. Petersburg, Clearwater and Lakeland, has older block homes that update well. Orlando, Kissimmee and Deltona add family housing near job centers, and Jacksonville offers lower entry prices with steady demand.
South Florida, including Miami-Dade, Broward and Palm Beach, brings bigger balances and condo rules that need careful review. The Gulf Coast, from Fort Myers and Cape Coral to Sarasota and Pensacola, mixes storm-recovery projects with retiree demand.
Florida forecloses through the courts, so distressed properties often come through bank-owned listings and online foreclosure auctions run by each county clerk. Documentary stamp tax on deeds is $0.70 per $100 in most counties, with a different rate in Miami-Dade, and new mortgages carry their own stamp tax and intangible tax.
Insurance is the cost that changes most. Many insurers ask older homes for an inspection of the roof, electrical, plumbing and HVAC, plus a wind mitigation report, and roof age can decide whether you can get a policy.
These are general notes, not legal advice; confirm the details with a local title company or attorney.
Counties and cities issue permits under the Florida Building Code, which includes wind-load rules. In mapped flood zones, the substantial improvement rule can require bringing a home up to current flood standards if the rehab is large compared with the home's value. Check before you scope.
Condos have their own issues, including building inspection and reserve requirements that affect financing and resale.
We fund rehab in draws after inspections, so a clear scope and budget speed things up.
This example is illustrative and not a quote. An investor buys a 1960s block home in Jacksonville for $210,000 and budgets $55,000 for the rehab, a total cost of $265,000. At 90% of cost, the loan is $238,500, so the investor brings $26,500 plus about $5,500 in closing costs.
The estimated interest-only payment is about $2,087 a month, figured on the full balance for a conservative budget. Over 5 months that is about $10,435, plus about $2,950 in taxes and insurance, for an all-in cost of about $283,885.
Sale exit: at an after-repair value of $330,000 and about $23,100 in selling costs, the estimated profit is about $23,015 before income taxes.
Hold exit: at 75% of value, a $248,000 DSCR loan would carry estimated principal and interest of about $1,692, a total payment of about $2,282 with taxes and insurance, and a DSCR of only about 0.90x on $2,050 rent. The rent supports about $214,000 at 1.0x, so this deal works best as a sale, or as a hold with more cash left in.
| Item | Amount |
|---|---|
| Purchase price | $210,000 |
| Rehab budget | $55,000 |
| Loan at 90% of cost | $238,500 |
| Cash at purchase (down payment plus closing costs) | $32,000 |
| Estimated interest-only payment | $2,087 a month |
| Interest plus taxes and insurance, 5 months | $13,385 |
| After-repair value | $330,000 |
| Estimated profit on sale | $23,015 |
| DSCR at 75% refinance | About 0.90x |
Many local hard money and private loans end at the payoff date, so a Florida investor who wants to keep the property has to find a new lender. With LendingStreet, the same company can refinance the finished property into a DSCR rental loan.
DSCR loans qualify on the property's rent, with no W-2s or tax returns. Cash-out goes up to 75% LTV and rate-and-term up to 80% on some programs, the standard minimum DSCR is 1.0x, the minimum credit score is 620, and 30-year terms are available. Seasoning varies by program; see our bridge-to-DSCR guide for timing.
Ask every lender the same questions so you can compare them side by side:
A complete file gets the quickest answer. Get a quote with the form below, or call (877) 298-1001 and have these ready:
Our top pick is LendingStreet. We close in as little as 10 days, lend up to 90% of cost with up to 100% of rehab on some programs, and can refinance the finished property into a DSCR rental loan.
Yes. We lend throughout Florida, along with all 50 states and DC.
Yes. Many insurers will not cover an older roof, and buyers' lenders often need insurance to close. Budget for a roof if it is near the end of its life.
In as little as 10 days when the file is complete. A signed contract, rehab budget and LLC documents help us move quickly.
It is a state tax on deeds and mortgages. On deeds it is $0.70 per $100 in most counties, with a different rate in Miami-Dade. New mortgages also pay stamp tax and intangible tax.
Rates start from 7.99%. Your pricing depends on the property, leverage, budget and exit. Get a quote with the form below for your numbers.
Yes. A DSCR loan qualifies on the property's rent, with no W-2s or tax returns. Cash-out goes up to 75% LTV, and seasoning varies by program.
No. Our loans are business-purpose loans on non-owner-occupied investment property only.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
By clicking, you provide express written consent to be contacted by LendingStreet (NMLS #1734316) via SMS, phone, or email, possibly using automated technology, regarding your loan inquiry. Reply STOP to opt out. Consent is not required to obtain services. See our Privacy Policy and Terms.