Answers Before You Apply

FHA loans require as little as 3.5% down (580+ credit score). Conventional loans start at 3% for qualifying first-time buyers, with 20% eliminating PMI. VA and USDA loans require 0% down for eligible borrowers. On a $400,000 home, a 10% down payment is $40,000.

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 conditional commitment. 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 45-day window 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/.

Absolutely. 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. As a broker with 100+ lenders, I 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 removes the risk of rates moving against you 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 terms: 25-35% down, asset verification, and standard property documentation.

Florida's homestead exemption knocks $25,000-$50,000 off your assessed value for property tax purposes — and caps annual increases at 3% via "Save Our Homes." 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.

Florida insurance is its own beast — wind, flood, and standard hazard are typically separate policies. Lenders require all three when applicable. 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.

Purchase mortgages typically close within 30-45 days from application to close, depending on loan program, lender, and how quickly required documents and appraisals are received. Cash-out refinances usually run 30-40 days. Actual timelines vary by transaction and are not guaranteed. I 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.

No application fee from Nick. Standard third-party costs (appraisal, credit report, title, etc.) apply at closing or earlier in the process and will be disclosed up front. As a broker, I get paid by the wholesale lender at funding — there's no hidden markup on you.

A bank can only offer its own products. As an independent broker through C2 Financial, I shop 100+ wholesale lenders to find the program and rate that actually fits — same loan, often a better number, and access to programs (DSCR, bank statement, foreign national) most 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.

Easiest: text or call Nick for a 15-minute conversation — that's usually enough to know which programs fit. Or start the full application and I'll follow up.