From Miami’s international buyers to Naples’ retirees, Orlando’s short-term rental investors to Tampa’s transplanted entrepreneurs — Florida has the most diverse Non-QM borrower population of any state. BFF has the programs, the license, and the expertise to serve every one of them through your brokerage.
No other state has Florida’s combination of borrower types. Miami-Dade alone accounts for more Foreign National purchase transactions than most entire states. Palm Beach’s ultra-high-net-worth retirees need Asset Utilization programs. Orlando and Kissimmee’s vacation rental ecosystem runs on DSCR. Tampa and Jacksonville are receiving massive waves of domestic migrants from the Northeast — many of them self-employed business owners who qualify on bank statements, not W-2s. Florida passed New York to become the #3 most populated state in the US. That population growth is fueled by retirees, international buyers, corporate relocations, and remote workers — all of whom have income structures that don’t fit conventional loan boxes. Florida’s Non-QM demand isn’t seasonal. It’s structural. BFF holds Florida’s highest-tier license — the Mortgage Lender Servicer License (#MLD1969) — which authorizes BFF to broker, lend, and service mortgage loans throughout Florida under Chapter 494 of the Florida Statutes. Regulated by the Florida Office of Financial Regulation (OFR).
Florida has unique market, regulatory, and property dynamics that affect how Non-QM loans originate and close.
More Foreign National purchase transactions close in Florida than any other state. BFF’s Foreign National program is investment-property-only, up to $1.5M at 75% LTV purchase / 65% refi. No US credit score or tax returns required. Strong demand in Miami-Dade, Broward, and Palm Beach counties. ITIN borrowers have a separate dedicated program.
The Kissimmee/Celebration/Reunion Resort corridor is among the most active short-term rental markets in the US. BFF’s DSCR accepts STR market rent projections from services like AirDNA or VRBO market data for qualifying income. Non-warrantable condos and condotels are also eligible — where Fannie/Freddie cannot go, BFF can lend.
Florida has more condos per capita than any other state. Many FL condo projects — particularly in Miami Beach, Fort Lauderdale, and Boca Raton — are non-warrantable (high investor concentration, hotel-zoned, or pending litigation), meaning Fannie and Freddie can’t finance them. BFF’s Non-QM DSCR and Bank Statement programs can lend on non-warrantable condos where agency programs cannot.
Florida lenders must verify adequate hazard and flood insurance coverage. Many FL properties carry Citizens Property Insurance (the state insurer of last resort). BFF’s underwriting team is experienced with Citizens coverage review. Coastal properties may also require additional wind coverage — ensure borrowers have proper coverage before submitting to avoid last-minute closing delays.
BFF holds a Florida Mortgage Lender Servicer License #MLD1969, the highest FL license tier under Chapter 494, Florida Statutes, regulated by the Florida Office of Financial Regulation (OFR). FL brokers must hold a Florida Mortgage Broker License or Mortgage Lender License (OFR) and have licensed loan originators (22 hrs pre-licensing including 2 FL-specific hours). Contact the OFR at flofr.gov for licensing questions.
Florida’s Homestead exemption caps assessed value increases at 3% annually (Save Our Homes), meaning long-term FL homeowners often have significantly below-market assessed values. When refinancing, verify whether the property is homestead — this affects title insurance premiums and can affect some loan programs. Non-homestead properties (rentals, second homes, investment) are not subject to Save Our Homes caps.
These three programs account for the majority of Non-QM volume in Florida. If you originate in FL, these are your workhorses.
Florida is the #1 Foreign National purchase market in the US. BFF’s Foreign National program serves international buyers in Miami, Brickell, Sunny Isles, Aventura, Doral, and beyond.
Florida’s retirement capital. Naples, Sarasota, Palm Beach, Boca Raton, and The Villages — high-net-worth retirees with substantial assets but no employment income. Asset depletion is their qualification path.
Orlando, Kissimmee, Miami Beach, the Keys, Destin — FL’s STR ecosystem is enormous. BFF’s DSCR accepts Airbnb/VRBO rental projections and non-warrantable condos where agency programs cannot lend.
Every BFF program is available to licensed Florida mortgage brokers. Non-QM, DSCR, government, jumbo — all in one wholesale relationship.
Foreign National #1 market. International buyers, ITIN borrowers, luxury condo non-warrantable situations.
Foreign Natl · ITIN · JumboSTR / Airbnb capital. Kissimmee corridor vacation rentals are among the most active DSCR markets in the US.
DSCR STR · Bank StmtNortheast transplant hub. Self-employed remote workers and NY/NJ business owners with bank statement income.
Bank Stmt · P&LRetirement wealth concentration. Asset Utilization and Jumbo programs dominate in these ultra-HNW markets.
Asset Util · JumboBoating culture + international community. Luxury condo, Foreign National, and high-value DSCR opportunities.
Foreign Natl · DSCRMajor Navy and Air Force presence. VA demand is strong. Growing first-time buyer FHA market.
VA · FHAFlorida’s borrower complexity demands a wholesale lender with program depth. BFF brings the full Non-QM shelf, a top-tier FL license, and dedicated account executives who know the FL market.
BFF holds the Florida Mortgage Lender Servicer License (#MLD1969) — authorizing brokering, lending, and servicing in Florida under Chapter 494. Not all wholesale lenders hold this tier.
BFF’s Foreign National program is purpose-built for FL’s international buyer market. No US credit required. Investment property eligible. The program most FL brokers with international clients need.
BFF lends on Airbnb properties and non-warrantable condos in FL coastal and vacation markets where Fannie and Freddie programs cannot. This is a significant competitive advantage for FL brokers.
NAS Jacksonville, MacDill, Eglin, Pensacola — BFF’s VA and FHA programs serve Florida’s large active-duty and veteran population with competitive rates and fast underwriting.
Florida is the retirement capital of the US. BFF’s Asset Utilization program serves the high-net-worth retiree market in Naples, Palm Beach, Sarasota, and The Villages with up to $2.5M at 80% LTV.
Complete packages get an initial underwriting decision in 24–48 business hours. Fast enough for Florida’s competitive purchase markets and seasonally driven closings.
Here’s what you need to become an approved BFF broker in Florida.
Your brokerage must hold an active Florida Mortgage Broker License or Mortgage Lender License issued by the Florida Office of Financial Regulation (OFR) under Chapter 494, Florida Statutes. Verify status at flofr.gov or NMLS Consumer Access.
All originating loan officers must hold an active Florida Loan Originator license under Chapter 494. Florida requires 22 hours of pre-licensing education including 2 Florida-specific hours, passing the National/UST NMLS exam, background check, and credit report. All must be in good NMLS standing.
Submit BFF’s Broker Application Package (PDF or DocuSign) from the Resource Center. For DSCR and investment property submissions, the Business Purpose Broker Application is also required.
Active E&O coverage is required for all BFF broker partners. Minimum coverage amounts and details are included in the Broker Application Package.
A dedicated BFF Account Executive will reach out within 1–2 business days of your completed application. You’ll receive portal access, a rate sheet, and be introduced to your AE who understands FL market nuances including Foreign National, DSCR STR, and non-warrantable condo submissions.
Ready to close in Florida?
Yes. BFF (FlexPoint, Inc.) holds a Florida Mortgage Lender Servicer License #MLD1969, regulated by the Florida Office of Financial Regulation (OFR) under Chapter 494, Florida Statutes. This is the highest-tier FL mortgage license, authorizing BFF to broker, lend, and service mortgage loans throughout Florida. NMLS #243082. Verify at NMLS Consumer Access.
Yes. BFF’s Foreign National program is one of our most-used programs in Florida, which is the #1 Foreign National purchase market in the US. The program allows international buyers to purchase investment properties in Florida up to $1.5M at 75% LTV (purchase) or 65% LTV (refinance), with no US credit score or tax returns required. Available across all Florida markets, with particularly strong demand in Miami-Dade, Broward, and Palm Beach counties.
Yes. BFF’s DSCR program is eligible for short-term rental (STR) properties throughout Florida, including the active Airbnb and VRBO markets in Orlando/Kissimmee, Miami Beach, Fort Lauderdale, Destin, and the Keys. STR projected rental income (using AirDNA or comparable market data) can be used for DSCR qualification. Non-warrantable condos and condotels eligible for Non-QM where Fannie/Freddie cannot lend. Up to $3.5M at 85% LTV, minimum 640 FICO.
Yes. BFF’s Asset Utilization program is specifically designed for high-net-worth retirees — a dominant borrower type in Florida markets like Naples, Palm Beach, Sarasota, Boca Raton, and The Villages. Eligible liquid assets (retirement accounts, investment accounts, savings) are divided over 60 months to calculate qualifying income. Up to $2.5M at 80% LTV, minimum 680 FICO. No employment required.
Yes. Florida has a high concentration of non-warrantable condo projects — particularly in Miami Beach, Fort Lauderdale, Sunny Isles, and Boca Raton — where investor concentration, pending litigation, or hotel-style management disqualify the project for Fannie Mae and Freddie Mac financing. BFF’s Non-QM Bank Statement and DSCR programs can lend on non-warrantable condos where agency programs cannot. Ask your BFF AE about specific project eligibility.
Apply through BFF’s Become a Broker Partner page. Requirements: active Florida Mortgage Broker or Mortgage Lender license (OFR, Chapter 494), NMLS registration, active FL LO licenses for all originators, active E&O insurance, and a completed Broker Application Package. Approval typically takes 1–2 business days. Your BFF Account Executive will reach out to introduce you to BFF’s FL-specific programs including Foreign National, DSCR STR, and non-warrantable condos.
Partner with BFF for fast, reliable wholesale lending in Florida. Submit a scenario or become an approved broker today.
