Intelligence · Rafael Amaro · NMLS 1976196

Private
Briefings

In-depth intelligence on the programs, structures, and markets that move capital when conventional lenders have already said no.

126Lending Partners
25+Years in Market
6Specialized Programs
4Languages Served

Featured Briefing

Foreign National

Foreign National Mortgage Programs in South Florida

Every path to qualification — without US tax returns, US credit, or a US bank account.

South Florida is one of the most active international real estate markets in the world. The buyers who move through it arrive with substantial capital and genuine purchase intent. What they do not arrive with is a US credit file. Here is every path to qualification.

Read Briefing10 minJune 2026

Programs Covered

  • Foreign National
  • Bank Statement
  • P&L Only
  • DSCR
  • Asset Depletion

Markets

Bal Harbour · Fisher Island · Brickell · Coral Gables · Fort Lauderdale · Palm Beach

All Briefings

15 published

Foreign National7 min

No US Tax Returns. No Credit File. $4.5M Waterfront.

How Gulf Nationals Finance Florida Real Estate Through Portfolio Programs Built for Their Profile.

A UAE-based principal. Three declined lenders. Six days to contract expiration. Here is how that deal closed — and the qualification path Gulf investors actually use.

Foreign NationalBank Statement
June 2026Read
Foreign National7 min

The Loan Officer Grew Up Two Hours from Havana.

He Has Closed Deals for Buyers from Bogotá to Buenos Aires. Here Is What Actually Works.

South Florida is the financial capital of Latin America. The buyers are sophisticated, their capital is real — and their documentation does not map to the US system. Here is what works for Colombian, Venezuelan, Mexican, and Brazilian buyers.

Foreign NationalBank StatementP&L Only
June 2026Read
Foreign National6 min

How to Get a Florida Mortgage Without US Tax Returns.

The question comes in two forms. Both have answers.

International buyers who have never filed a US return. Self-employed buyers whose returns understate their income. Both situations have working solutions — and they use different programs. Here is the complete breakdown.

Foreign NationalBank StatementP&L Only
June 2026Read
Foreign National7 min

Buying Florida Real Estate Inside a Foreign LLC or Offshore Entity.

What Your Mortgage Broker Needs to Know.

The decision to hold Florida real estate inside a UAE LLC, Cayman holding company, or BVI entity is an estate planning decision. It has significant mortgage implications. Not because the loan cannot be done — it can — but because the wrong lender declines before examining whether a path exists.

Foreign NationalDSCR
June 2026Read
Self-Employed9 min

Bank Statement Mortgage in South Florida: The Complete Guide for Self-Employed Buyers

How documented deposit history replaces tax returns for self-employed buyers, business owners, and entrepreneurs.

The conventional mortgage system was not designed for the self-employed. For the business owner, the entrepreneur, the physician in private practice — the process breaks because documented income on paper rarely reflects actual earnings. The bank statement mortgage exists to solve exactly this.

Bank StatementP&L OnlyAsset Depletion
June 2026Read
Self-Employed7 min

Self-Employed Real Estate Developer Mortgage in South Florida

Why your tax return is not your income — and how to qualify without it.

Real estate developers spend their professional lives moving capital and managing assets — and then sit across from a conventional lender and cannot qualify for a personal mortgage. The reason is not financial weakness. It is accounting.

Bank StatementP&L Only
June 2026Read
Self-Employed6 min

P&L Only Mortgage in Florida: Qualify on Your Accountant's Statement Alone

No tax returns. No bank statements. The CPA's profit and loss statement is the income document.

There are buyers whose income is real, verifiable, and professionally documented — but whose bank statements are too complex to use and whose tax returns bear no useful relationship to their actual earnings. For these buyers, the P&L program is the correct tool.

P&L OnlyBank Statement
June 2026Read
Self-Employed6 min

High Income, Low Tax Return: How South Florida Buyers Solve the Self-Employment Mortgage Problem

Your CPA minimized your taxes. Now your tax return says you earn too little to qualify. Here is the solution.

The call Rafael receives most often from self-employed buyers: "My accountant did a great job. I paid almost nothing in taxes last year. And now I cannot qualify for a mortgage because my return shows I earn $85,000." This is not a financial problem. It is a documentation problem.

Bank StatementP&L Only
June 2026Read
DSCR8 min

DSCR Investor Loans in South Florida: Qualify on the Property, Not Your Income

The complete guide to Debt Service Coverage Ratio financing for South Florida real estate investors.

The DSCR loan qualifies on the property's income-producing capacity, not the investor's personal financial picture. If the property generates enough rental income to cover its mortgage payment, the property qualifies. No tax returns, no W-2s, no personal income required.

DSCRForeign National
June 2026Read
DSCR6 min

Financing Short-Term Rentals in South Florida: DSCR Loans for Airbnb Investment Properties

How DSCR programs have adapted to the short-term rental market — income documentation, eligible markets, and loan structure.

South Florida is one of the highest-demand short-term rental markets in the United States. Investors who own short-term rental properties generate income that can significantly exceed what a long-term lease would produce. DSCR programs have adapted to this market.

DSCRForeign National
June 2026Read
DSCR6 min

Multi-Unit DSCR Loans in South Florida: Financing Duplexes, Triplexes, and Quads on Rental Income Alone

How 2-4 unit investment properties leverage combined rental income to produce favorable DSCR ratios without personal income documentation.

The two-to-four unit investment property represents one of the most effective structures in real estate investing: multiple income streams from a single acquisition. The DSCR program breaks the DTI ceiling that limits conventional multi-unit investors.

DSCRForeign National
June 2026Read
Work Visa6 min

Buying a Home in South Florida on a Work Visa: What H-1B, L-1, O-1, and TN Visa Holders Actually Qualify For

How non-citizen work visa holders in lawful status qualify for South Florida mortgages without a Green Card or US citizenship.

One of the most common misconceptions Rafael encounters from work visa holders is that a mortgage requires US citizenship or permanent residency. It does not. H-1B, L-1, O-1, TN, E-2, and other work visa holders can qualify for South Florida mortgages.

Foreign NationalBank StatementP&L Only
June 2026Read
Work Permit6 min

CU-10 Work Permit Mortgage in South Florida: What Cuban Adjustment Act Beneficiaries Need to Know

Mortgage qualification for Cuban nationals on CU-10 work authorization — conventional and non-agency paths, credit building, and documentation.

Cuban nationals in South Florida holding CU-10 employment authorization under the Cuban Adjustment Act qualify for South Florida mortgages. The specific program depends on credit profile, income documentation, and time in the US.

Foreign NationalBank StatementP&L Only
June 2026Read
Market Intelligence7 min

Where International Buyers Are Buying in South Florida — and What Each Market Requires

How Gulf, Latin American, and European capital distributes across Coral Gables, Brickell, Fisher Island, Miami Beach, and Fort Lauderdale — and what financing each destination demands.

South Florida receives international real estate capital from virtually every major wealth-generating market in the world. These buyers do not all land in the same place. Each market segment draws a different buyer profile, requires different financing programs, and demands different documentation competency from the lender.

Foreign NationalDSCRBank Statement
June 2026Read

Strategy Call

The briefing answered the question.
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