Answers Before You Apply

It depends on the loan program. FHA loans offer a low down payment option (580+ credit score), and conventional loans have low down payment options for qualifying first-time buyers. VA loans are available to eligible veterans and service members, and USDA loans to eligible buyers in qualifying rural areas. We review the options side by side for your situation.

Pre-qualification is a quick, informal estimate based on self-reported income and debt. Pre-approval is a formal process: the lender reviews your documents and credit and issues a pre-approval letter, which is still subject to conditions. Sellers take pre-approval letters far more seriously in competitive markets. See the pre-approval guide for the full walkthrough.

Any credit inquiry in connection with a loan application will be disclosed to you before it occurs. A mortgage inquiry typically has a minor, short-term impact on your credit score. The credit bureaus generally treat multiple mortgage inquiries within a 14- to 45-day window, depending on the scoring model, as a single inquiry for scoring purposes, so comparing lenders within that window is usually scored as one inquiry.

For a W-2 borrower: 2 years of W-2s, 30 days of pay stubs, 2 months of bank statements, and ID. Self-employed: add 2 years of personal and business tax returns plus a YTD profit-and-loss. Investment property: rent rolls or signed leases. Full list on the document checklist.

Through C2 Financial's network: conventional, FHA, VA, USDA, jumbo, bank statement loans, DSCR investment loans, fix-and-flip bridge loans, one-time-close construction-to-permanent, foreign national, and HELOC/cash-out - all available in Florida. Browse the full list at /loans/.

Often, yes. Most conventional loans use 2 years of tax returns. If you write off significant expenses, bank statement loans may be a better fit - they use 12-24 months of deposits to determine income instead. Through C2 Financial's network of 100+ lenders, we have access to a wide range of programs for self-employed borrowers.

DSCR (Debt-Service Coverage Ratio) loans qualify the property based on its rental income - not your personal income. No W-2s, no tax returns. Common for Florida investors scaling rental portfolios. See the DSCR explainer or the DSCR loan page.

Yes. One-time-close construction-to-permanent loans for buyers building new homes, plus preferred-lender partnerships for homebuilders. Available statewide in Florida. See the construction-to-perm loan page for details.

A construction loan that automatically converts to a permanent mortgage when the home is finished - one closing, one appraisal, one rate lock that covers both phases. Saves you a second round of closing costs and can protect you from rate changes between construction and permanent financing.

Yes. Foreign national loans are available for non-US citizens with no US credit history required. Common for Canadian, European, and Latin American buyers. Typical requirements include a larger down payment, asset verification and standard property documentation.

Florida's homestead exemption takes up to $50,000 off your assessed value for property tax purposes, and Save Our Homes limits yearly increases to 3% or the inflation rate, whichever is lower. It only applies to your primary residence and you have to file by March 1 of the year after closing. Full details in the homestead guide.

Flood is a separate policy from homeowners insurance, and in some coastal areas wind is too. Lenders require the coverage that applies to the property. Quote insurance early; in some markets the premium can change the deal. See the FL insurance guide for what to expect.

Yes - but condo financing has additional steps. The lender will review the condo association's budget, reserves, owner-occupancy ratio, and litigation history. Some buildings are "non-warrantable" and need specialty loans. Read the FL condo financing guide.

It depends on the loan program, the lender, and how quickly required documents and appraisals come in. Your purchase contract sets the closing date, and we map out a realistic timeline before you commit. We stay on top of every step to help avoid delays.

You'll review and sign the closing disclosure, the note, the mortgage, and a stack of disclosures - about an hour at the title company (or by mobile notary). Bring a government ID and a wire confirmation or cashier's check for your closing funds. The full step-by-step is in the FL closing guide.

Costs depend on the lender and loan program. Lender fees and third-party costs (appraisal, credit report, title, etc.) are itemized on your Loan Estimate before you commit. Loans go through C2 Financial, a licensed mortgage broker.

A bank can only offer its own products. Working through C2 Financial, a licensed mortgage broker, we compare options across 100+ wholesale lenders to find the program that fits, including programs (DSCR, bank statement, foreign national) many retail banks don't offer.

All of Florida. Primary focus areas: Tampa Bay (Tampa, St. Pete, Clearwater), Sarasota/Manatee (Sarasota, Bradenton, Lakewood Ranch, Venice, Wellen Park, Siesta Key), and Lee/Collier (Fort Myers, Cape Coral, Sanibel, Naples, Marco Island, Bonita Springs, Babcock Ranch). See the full city list.

Send your scenario through the quote form, or call / text us at 727-615-9020. A short conversation is usually enough to know which programs fit. Ready now? Start the full application.