Ohio’s most underappreciated large-state Non-QM market: Columbus’s Intel $20B New Albany semiconductor campus transforming central Ohio’s employment landscape, the Ohio State University’s 60,000+ students and Wexner Medical Center, Cleveland Clinic’s 50,000+ employees anchoring University Circle DSCR LTR, Cincinnati’s unmatched Fortune 500 density (P&G, Kroger, Fifth Third) driving the Midwest’s deepest corporate consultant bank statement market, Hocking Hills’ 5-million-visitor cabin STR economy, and Wright-Patterson AFB — the largest single-site Air Force installation in the US.
Ohio is the most underappreciated large-state Non-QM investment market in the United States. Eleven million people. Five distinct Non-QM economies of regional or national significance. Acquisition prices that produce rent-to-price ratios and DSCR cash flow fundamentals impossible to replicate at equivalent income levels in any coastal or Sunbelt market. Columbus: Intel’s $20 billion semiconductor campus in New Albany (Licking County, ~30 minutes east of Columbus) is the largest private investment in Ohio history and one of the largest semiconductor investments in US history. Phase I: two fabrication plants creating 3,000 direct jobs at ~$135,000 average salary, 7,000 construction jobs, and 10,000+ indirect jobs from supplier companies (Applied Materials, Lam Research, Ultra Clean Technology, Air Products, Amazon, Google, and Meta data centers already in New Albany). The Ohio State University (60,000+ students, the largest US university by enrollment) and its Wexner Medical Center anchor a Columbus economy where self-employed startup founders, medical faculty with consulting income, and technology entrepreneurs are the core bank statement borrower profile. Cleveland: The Cleveland Clinic consistently ranks among the top 2-3 hospitals in the US and employs 50,000+ people globally, with its main campus anchoring the University Circle neighborhood that also houses Case Western Reserve University and University Hospitals. University Circle is the most healthcare-concentrated DSCR LTR market in Ohio. And Cleveland’s revitalizing neighborhoods — Ohio City, Tremont, Detroit Shoreway, Lakewood — offer cap rates and rent-to-price ratios that produce DSCR ratios above 1.25 at acquisition prices impossible to replicate in coastal markets. Cincinnati: Procter & Gamble (global HQ; world’s largest consumer products company), Kroger (global HQ; world’s largest traditional grocer), Fifth Third Bank, American Financial Group, and Western & Southern Financial anchor one of the highest per-capita Fortune 500 concentrations of any US city. This corporate density spawns the Midwest’s deepest self-employed management consulting, supply chain consulting, and CPG marketing consulting community outside Chicago — all strong 24-month bank statement borrowers. BFF holds Ohio RMLA Certificate of Registration #RM.805467.000, issued by the Ohio Department of Commerce, Division of Financial Institutions under ORC Chapter 1322. Key advantages: no minimum net worth, no in-state office required (since March 2018), bond filed electronically through NMLS.
The RMLA nationwide volume bond calculation, AML/BSA policy with Independent Review, Hocking Hills cabin STR due diligence, Intel New Albany income classification for construction trades vs. semiconductor employees, and Cleveland Clinic’s healthcare corridor DSCR LTR dynamics are the operationally critical notes for BFF Ohio broker partners.
BFF holds Ohio RMLA Certificate of Registration #RM.805467.000, issued by the Ohio Department of Commerce, Division of Financial Institutions (DFI) under Ohio Revised Code Chapter 1322 (the Residential Mortgage Lending Act, enacted by H.B. 199 effective March 23, 2018). Three distinctive Ohio licensing features: (1) Nationwide volume bond: unlike most states where the surety bond is calculated on in-state production, Ohio’s bond is 0.5% of total nationwide residential mortgage loan volume in the preceding calendar year — minimum $50,000, maximum $150,000 (plus $10,000 per additional branch location). Bond filed electronically through NMLS. (2) AML/BSA Policy with Independent Review: Ohio requires a written Anti-Money Laundering / Bank Secrecy Act Policy AND the most recent Independent Review of that policy — both must be uploaded at application and kept current. This is a recurring compliance obligation, not a one-time application document. (3) No minimum net worth: Ohio is one of the most accessible states in the BFF portfolio for net worth — no minimum net worth threshold, no audited financial statement required at application. DFI does require recent financial statements (Balance Sheet, Income Statement, Statement of Cash Flows — less than 90 days old) plus a management chart, organizational chart, and Control Person Attestation. No in-state office required since March 23, 2018. Qualified Individual: licensed Ohio MLO with 3 of the last 5 years mortgage industry experience (W-2/1099 verified). FBI criminal background check per owner/officer with direct controlling interest. Renewal December 31. Verify at com.ohio.gov/divisions/financial-institutions.
Hocking Hills is Ohio’s most distinctive STR market and requires the same cabin STR due diligence as Kentucky’s Red River Gorge and Tennessee’s Smoky Mountains foothills. AirDNA income documentation: Hocking Hills is a mature and professionally managed STR market with well-established AirDNA data by property type (number of bedrooms, hot tub/no hot tub, proximity to cave systems). Use AirDNA for Hocking County market rent projections; confirm specific property amenities (hot tub = premium; fire pit = standard; forest view = premium; cave proximity = premium). OSU football weekend demand: Ohio Stadium (the Horseshoe) is the third-largest stadium in the US at 105,000 capacity with 8+ consecutive sold-out seasons. 7-8 home football Saturdays per year (September through November) generate weekend cabin STR demand spikes in Hocking Hills from Columbus visitors (~45 minutes south of campus). Football weekend premium nights ($800+) can represent 10-15% of annual STR revenue for prime Hocking Hills cabins — confirm the AirDNA data captures this peak. Hocking County STR environment: Hocking County is rural, relatively permissive, and does not have the restrictive municipal STR ordinances common in urban Ohio. Ohio state sales tax 5.75% + local hotel/excise taxes (Hocking County rate ~7-7.5% combined). Confirm specific local rates at application. Airbnb and VRBO collect and remit state sales tax in Ohio; local hotel excise taxes may require direct host registration depending on jurisdiction. Property type: standalone cabin or A-frame (not hotel/motel room or condo in a managed resort) qualifies for DSCR STR; confirm the property is a non-owner-occupied investment cabin, not a managed resort unit that would have separate HOA income-sharing restrictions.
The Intel New Albany project generates two distinct borrower profiles that require different bank statement approaches. Construction trades (bank statement / 1099): the 7,000 union construction workers (ironworkers, pipefitters, electricians, laborers, operating engineers) building the New Albany fabs are hired through union hall dispatch or directly by construction management firms. Self-employed trades workers or those working through their own S-Corps or LLCs receive 1099 income from general contractors — their day rate × hours worked deposits are large when active and drop to $0 during weather delays, material shortages, or between project phases. 24-month bank statement captures the volatile but high-average pattern. Intel semiconductor employees (W-2 complex): the 3,000 direct Intel employees will be W-2 earners with Intel equity grants (Restricted Stock Units, Employee Stock Purchase Plan) + annual performance bonuses + cost-of-living adjustments. For senior engineers and managers: RSU vesting creates quarterly deposits that supplement the monthly W-2 salary deposits. These employees may be relocating from Intel’s other campuses (Chandler AZ, Hillsboro OR, Santa Clara CA) and will be purchasing primary residences in Columbus suburbs (New Albany, Johnstown, Granville, Westerville) rather than investment properties. Conventional or Jumbo may be the best fit for Intel employees with strong W-2; bank statement or Full Doc Non-QM for those with complex RSU + consulting income structures. Intel supplier company owners: Applied Materials, Lam Research, and other semiconductor equipment supplier companies will have regional sales and service engineers contracting with Intel. These individuals, especially if independent or structured as S-Corps, are 24-month bank statement profiles with contract service income tied to the New Albany ramp schedule.
P&G and Kroger alumni consulting bank statement: Cincinnati’s Fortune 500 corporate community produces one of the Midwest’s most active corporate-to-consultant transition pipelines. Former P&G brand managers and senior marketing directors who start independent CPG consulting firms are the most common Cincinnati bank statement borrower: their consulting fees from challenger brand clients (smaller CPG companies paying P&G alumni for their knowledge of retail shelf space strategy, consumer research methodology, and global supply chain optimization) deposit monthly or quarterly as project retainers and milestone payments. A mid-career P&G alum consulting firm owner may bill $600K-$1.2M annually but show significantly less on a tax return after legitimate deductions for home office, travel, and research expenses. 24-month bank statement normalizes the monthly deposit pattern across slow and busy project cycles. Cleveland Clinic University Circle DSCR LTR due diligence: Cleveland Clinic’s University Circle campus operates 24/7 with shift work across nursing, allied health, research, and support functions. DSCR LTR properties in University Circle, University Heights, and South Euclid benefit from this continuous demand. When modeling DSCR for University Circle properties: use market rent from comparable lease agreements near the Clinic; vacancy rates for properties within 1 mile of the main campus have historically remained below 3% over multiple economic cycles. Cleveland property tax note: Cuyahoga County property taxes are higher than the Ohio average and should be modeled accurately from county assessor records for all Cleveland DSCR files (don’t use a generic statewide rate — Cuyahoga County effective rates are meaningful and affect PITIA calculations for DSCR qualification, especially in Lakewood and older inner-ring suburbs where school district levies stack on top of base rates).
Ohio’s Non-QM geography spans America’s largest private semiconductor investment (Intel New Albany / Columbus), the #2-ranked US hospital and its 50,000+ healthcare workforce (Cleveland Clinic / University Circle), one of the highest Fortune 500 per-capita concentrations in the US (Cincinnati / P&G / Kroger), the Midwest’s most distinctive outdoor recreation STR market (Hocking Hills cabin), and the largest single-site US Air Force installation (Wright-Patterson / Dayton) — all at Midwest-affordable acquisition prices that produce DSCR ratios coastal markets can’t replicate.
Columbus’s Intel New Albany investment is transforming central Ohio into a semiconductor ecosystem comparable to Chandler, Arizona after Intel’s arrival there in the 1970s. The 3,000 direct Intel jobs at ~$135,000 average salary represent W-2 income that may be supplemented by equity grants, signing bonuses, and performance pay that creates complex deposit patterns for senior engineers and managers — classic bank statement territory. Intel construction trades: skilled trades workers earning $125,000+ on the New Albany site are frequently self-employed or work through S-Corps. Intel supplier company entrepreneurs: Applied Materials and Lam Research semiconductor equipment company employees who start consulting firms or contractor businesses serving the New Albany ecosystem are 24-month bank statement profiles. OSU faculty and researcher bank statement: Ohio State medical faculty at the Wexner Medical Center and Nationwide Children’s Hospital who maintain affiliated private practices alongside university salaries; OSU technology commercialization founders; researchers at the Translational Data Analytics Institute with grant + consulting + startup income. Columbus Fortune 500 corporate alumni: former Nationwide Insurance actuaries, Cardinal Health logistics executives, and Huntington Bancshares bankers who start independent consulting firms are classic Midwest corporate-to-entrepreneur bank statement profiles.
Cleveland Clinic’s 50,000+ global employees (main campus in University Circle, east Cleveland) and its Lerner Research Institute create the most healthcare-dense DSCR LTR demand base in Ohio. Medical residents, clinical researchers, nursing staff, and administrative leadership all require rental housing near the main campus in University Circle, University Heights, South Euclid, Lyndhurst, and Beachwood. Case Western Reserve University’s 12,000+ students and the adjacent University Hospitals Level I Trauma Center amplify demand in a tight geographic radius. Cleveland value DSCR: Cleveland has among the most affordable large-city real estate in the US. Ohio City, Tremont, Detroit Shoreway, and Gordon Square are nationally recognized urban revitalization neighborhoods where Victorian-era homes and mixed-use buildings produce cap rates of 6-10% — generating DSCR ratios above 1.25 consistently on acquisitions in the $150K–$350K range. Lakewood (inner-ring suburb directly west of Cleveland on Lake Erie) provides larger housing stock with stable long-term rental demand from Cleveland Clinic and healthcare commuters. Cleveland bank statement: healthcare practice owners, biomedical startup founders from the Cleveland Clinic incubator, and independent biotech researchers with consulting income.
Cincinnati’s Fortune 500 density — P&G, Kroger, Fifth Third Bank, American Financial Group, Western & Southern Financial, and several Fortune 1000 HQs — makes it the Midwest’s deepest corporate ecosystem outside Chicago. This density spawns the largest self-employed consulting community in Ohio: former P&G brand managers and marketing executives who leave to start CPG marketing consulting firms serving challenger brands and private equity portfolio companies; former Kroger supply chain executives who start logistics and procurement consulting practices; former Fifth Third investment advisors who go independent as RIAs with AUM-fee income; and former Cincinnati healthcare administrators who consult for hospital systems across the Midwest. Their consulting project fees and retainer income is strong and consistent but understates on tax returns. Cincinnati Children’s Hospital Medical Center (consistently ranked top-3 in the US for multiple pediatric specialties; draws physician-researchers with overlapping consulting income from pharmaceutical companies and academic medical centers). University of Cincinnati (47,000+ students; LTR demand in Clifton, Corryville, Mount Auburn). DSCR: Over-the-Rhine revitalization; Hyde Park and Mount Lookout luxury LTR.
Hocking Hills State Park (Hocking County, ~45 minutes southeast of Columbus) is the most distinctive STR market in Ohio and one of the most distinctive outdoor recreation STR markets in the entire Midwest. Old Man’s Cave, Cedar Falls, Ash Cave, Rock House, and Conkle’s Hollow — dramatic Black Hand sandstone cave and waterfall formations in the Appalachian foothills — draw 5+ million visitors annually, making Hocking Hills one of the most-visited state parks in the United States. The STR market IS the local hospitality economy: Hocking Hills has few hotels; private cabin rentals are the dominant accommodation format. Cabins with hot tubs, fire pits, and forest privacy command $300–$800+/night. The STR market is mature and professionally managed — AirDNA data is well-established and reliable for Hocking Hills. Ohio state sales tax 5.75% + local hotel excise taxes (vary by county; Hocking County is rural and relatively permissive for STRs). Peak demand drivers: spring and fall foliage for romantic cabin getaways; summer family outdoors; OSU football weekends (Ohio Stadium, the Horseshoe, 105,000 capacity; 8+ consecutive sold-out seasons; Columbus is 45 minutes north) generate weekend STR demand spikes. AirDNA accepted for all Hocking Hills submarkets.
Wright-Patterson Air Force Base (Greene and Montgomery Counties, east of Dayton) is the largest single-site US Air Force installation in the US by personnel and acreage — 30,000+ military and civilian personnel plus 9,000+ defense contractor employees. Home of: the Air Force Research Laboratory (AFRL; the Air Force’s primary science and technology organization); Air Force Materiel Command (AFMC; HQ for all Air Force acquisition and sustainment); the National Air and Space Intelligence Center (NASIC; Air Force intelligence on foreign aerospace); and the Air Force Life Cycle Management Center. DSCR LTR investment zone: Beavercreek, Fairborn, Xenia, Centerville, and Kettering within 10–20 minutes of Wright-Patterson’s main gates. Dayton area acquisition prices ($150K–$280K range for investment SFR) produce DSCR ratios above 1.25 with BAH-backed rents from E6+ and officer personnel. Dayton aerospace bank statement: AFRL scientists and defense technology engineers who consult for L3Harris (Dayton area HQ: L3 Technologies had Dayton roots), Leidos, and SAIC in addition to their government employment — or who start defense technology firms after retirement from AFRL. Honda Manufacturing of America (Marysville, Union County): Honda’s largest US manufacturing facility; ~15,000 Ohio employees; Marysville and Union County LTR demand.
Lake Erie’s northern Ohio shoreline and islands produce Ohio’s most distinctive water-access and amusement park STR market. Put-in-Bay (South Bass Island, Ottawa County): ferry-only access from Catawba Island or Port Clinton; summer STR concentration (June–September peak); very active Airbnb/VRBO market for summer vacationers, boaters, and Lake Erie walleye fishing enthusiasts; Perry’s Victory and International Peace Memorial (largest Greek Doric column in the US; 352 ft); island community of ~500 year-round residents swelling to tens of thousands in summer. Ferry-only access is a constraint that also creates STR pricing power. Kelley’s Island: smaller, quieter island; similar seasonal STR profile; Glacial Grooves (world’s largest accessible glacial grooves; geological tourism). Cedar Point (Sandusky, Erie County): “America’s Roller Coast” — one of the world’s most-attended amusement parks; drives substantial summer STR demand in Huron County, Erie County, and the Marblehead Peninsula. Marblehead Peninsula and the Lake Erie islands are well-established STR markets with AirDNA data. Ohio state sales tax 5.75% + local lodging/hotel excise taxes apply. Verify local municipal STR permit or registration requirements before submitting.
Every BFF program available to licensed Ohio mortgage brokers statewide — from Columbus and Cleveland to Cincinnati, Dayton, and Hocking Hills to the Lake Erie shoreline.
Intel New Albany $20B fab (3K direct jobs; Phase I ~2030). Ohio State (60K+ students; largest US university). Nationwide, Cardinal Health, Huntington Bancshares, L Brands HQs. LTR: Short North, German Village, Clintonville, Gahanna, New Albany. OSU student rental. Fast-growing young professional market. Ohio’s most dynamic and fastest-growing metro.
Bank Stmt · DSCR LTR · STRCleveland Clinic (50K+ employees; top-2 US hospital). Case Western Reserve. University Hospitals. University Circle DSCR LTR. Ohio City + Tremont 6-10% cap rates (national urban revitalization story). Lakewood suburban LTR. Cleveland value: large-city affordability + strong yields. Healthcare practice owner bank statement. Lake Erie shoreline.
DSCR LTR · Bank Stmt · Value playP&G (global HQ; world’s largest CPG company). Kroger (global HQ). Fifth Third Bank HQ. American Financial Group HQ. Cincinnati Children’s (top-3 pediatric hospital). UC (47K+ students). LTR: Over-the-Rhine, Hyde Park, Oakley, Mount Lookout. CPG/supply chain consultant bank statement. Tri-State market (Ohio + KY + IN).
Bank Stmt · DSCR LTR · Fortune 5005M+ annual visitors to Old Man’s Cave, Cedar Falls, Rock House, Ash Cave. Cabin STR IS the local hospitality economy. $300-$800+/night cabins w/ hot tubs + fire pits. AirDNA well-established. Rural, permissive county STR environment. Ohio state tax 5.75% + local hotel excise. OSU football weekend demand spikes. 45 min SE of Columbus.
DSCR STR · Cabin/outdoor recWright-Patterson AFB (largest single-site USAF installation; 30K+ military and civilian + 9K+ contractors). AFRL, AFMC, NASIC. Investment zone: Beavercreek, Fairborn, Kettering, Centerville, Xenia. $150K-$280K acquisitions with BAH-backed rents; DSCR 1.25+ consistently. Honda Manufacturing (Marysville; ~15K employees). Dayton affordable market.
DSCR LTR · VA · AFRL bank stmtPut-in-Bay (South Bass Island; ferry-only; summer STR; Perry’s Victory 352-ft column). Kelley’s Island (glacial grooves; quieter seasonal). Cedar Point / Sandusky (Erie Co.; “America’s Roller Coast”; world’s most-attended parks; drives summer Erie County STR). Marblehead Peninsula. Huron County waterfront. Ottawa County. AirDNA accepted.
DSCR STR · Island access · Cedar PointAkron (Summit Co.): Goodyear Tire HQ, FirstEnergy, health system anchor (Summa Health, Cleveland Clinic Akron General). LRV at Cuyahoga Valley National Park adjacent. Canton (Stark Co.): Pro Football Hall of Fame; manufacturing; Aultman Health. Affordable multifamily with strong cap rates. DSCR ratios consistently strong due to low acquisition prices. University of Akron student housing.
DSCR LTR · Multifamily · ValueStellantis Toledo Assembly (Jeep Wrangler and Gladiator; one of the world’s most productive Jeep plants; thousands of UAW employees). The University of Toledo (20K+ students). ProMedica Health System. Lake Erie fishing and waterfront tourism. Northwest Ohio agricultural economy (bank statement for farm operators and grain traders). Affordable entry prices with strong cap rates. DSCR LTR for Stellantis workforce.
DSCR LTR · Auto mfg · Ag bank stmtBusiness purpose loans for investment properties are available in Ohio. These loans are exempt from consumer lending regulations.
RMLA nationwide volume bond calculation, AML/BSA policy compliance, Intel New Albany trades vs. semiconductor income classification, Cincinnati P&G alumni consulting pattern normalization, Cleveland Clinic DSCR corridor due diligence, Cuyahoga County property tax accuracy in PITIA, Hocking Hills AirDNA cabin STR protocol, and Wright-Patterson BAH-anchored DSCR expertise — BFF brings RMLA Certificate RM.805467.000 and every program for the Buckeye State.
BFF holds an Ohio RMLA Certificate of Registration under ORC Chapter 1322 — no minimum net worth, no in-state office, bond filed electronically through NMLS at 0.5% of nationwide volume (min $50K, max $150K), QI with 3 of last 5 years experience, AML/BSA Policy with Independent Review maintained and current.
BFF advises on the distinction between Intel construction trades (self-employed 1099; day rate volatile; 24-month bank statement), Intel semiconductor W-2 employees (RSU vesting + ESPP + annual bonus), and Intel supplier S-Corp owner-operators before submission — choosing the right doc type for each Intel ecosystem borrower profile.
BFF uses Hocking Hills-specific AirDNA data (cabin type, amenities, proximity to cave systems), flags OSU football weekend premium nights in annual revenue projections, confirms the property is a standalone investment cabin (not a managed resort unit with income-sharing restrictions), and verifies local hotel excise tax rates for DSCR net income modeling.
BFF models University Circle DSCR LTR files using Cuyahoga County's actual property tax rates (not statewide averages) — a meaningful difference in PITIA calculation for inner-ring Cleveland suburbs. We advise on proximity-to-Clinic LTR vacancy assumptions and flag the Ohio City/Tremont value DSCR play for investors who haven't yet discovered Cleveland's urban revitalization.
BFF understands the P&G-to-consulting transition income pattern: monthly retainer deposits + quarterly project milestone payments + occasional large lump-sum project closeout deposits. We normalize 24 months of CPG consulting income to present the real annual average, and advise on documenting client consulting agreements to confirm the income stream is real and recurring.
Columbus investment properties near the OSU corridor and New Albany Intel ecosystem move quickly. Complete Ohio packages receive initial underwriting in 24-48 business hours — with upfront income classification guidance on Intel ecosystem, Cleveland Clinic healthcare, Cincinnati consulting, and Hocking Hills cabin STR scenarios before full submission.
Ohio’s RMLA Certificate of Registration is one of the most accessible in the BFF Midwest portfolio: no minimum net worth, no in-state office, bond filed through NMLS at 0.5% of nationwide volume, QI with 3 of last 5 years experience, and AML/BSA Policy with Independent Review maintained and current.
Your brokerage must hold an active Ohio RMLA Certificate of Registration. Key requirements: Qualified Individual who is a licensed Ohio MLO with 3 of the last 5 years mortgage industry experience (W-2/1099 verified). No minimum net worth (most accessible in BFF Midwest portfolio). No in-state office required (since March 23, 2018). Volume-tiered surety bond: 0.5% of total nationwide residential mortgage loan volume in preceding year; minimum $50,000; maximum $150,000 (plus $10,000 per branch beyond one). Bond filed electronically through NMLS. FBI criminal background check per owner/officer. Renewal December 31. Verify at com.ohio.gov/divisions/financial-institutions.
Ohio requires a written Anti-Money Laundering (AML) / Bank Secrecy Act (BSA) Policy AND the most recent Independent Review of that policy — both uploaded to NMLS at application. This is not a one-time document; the Independent Review must be kept current (performed by a qualified third party at a frequency consistent with the company’s risk profile — typically annually for most broker operations). Ensure your AML/BSA Policy and Independent Review are current before applying and maintained throughout the registration period. Outdated policies are a common reason for DFI deficiency notices in Ohio RMLA applications.
Upload the following at application: recent financial statements (less than 90 days old): Balance Sheet, Income Statement, Statement of Cash Flows (new businesses: Statement of Condition); management chart and organizational chart; Control Person Attestation; Interest in Appraisal Companies written statement. No audited financial statement required (no minimum net worth). Formation documents and Ohio Secretary of State business registration. The DFI reviews these documents carefully — ensure financial statements are dated within 90 days of application submission.
Submit BFF’s Broker Application Package from the Resource Center. Ohio-specific DSCR file notes: for Hocking Hills cabin STR — use Hocking County-specific AirDNA data, confirm property is standalone investment cabin, verify local hotel excise tax rate for net income modeling, confirm OSU football weekend premium nights are reflected in AirDNA projections. For Cuyahoga County DSCR LTR (Cleveland) — use actual county assessor property tax records, not statewide average rates. For Put-in-Bay / Lake Erie island STR — confirm ferry access schedule and seasonal operating pattern with AirDNA. E&O coverage required. Business purpose permitted.
A dedicated BFF Account Executive will reach out within 1–2 business days. You’ll receive portal access, rate sheets, and an introduction to OH-specific programs: Columbus Intel ecosystem bank statement (construction trades + semiconductor employees + supplier S-Corps), OSU faculty/startup bank statement, Cincinnati P&G and Kroger alumni consulting bank statement, Cleveland Clinic University Circle DSCR LTR, Hocking Hills cabin STR DSCR, Wright-Patterson AFB BAH DSCR, Lake Erie island STR DSCR, DSCR 5-8 unit for Cleveland Ohio City/Tremont multifamily, Asset Utilization for retired P&G/Nationwide/Cleveland Clinic executives, and VA/FHA for Wright-Patterson community and Ohio’s affordable markets.
Ready to close in Ohio?
Yes. BFF (FlexPoint, Inc.) holds Ohio RMLA Certificate of Registration #RM.805467.000, issued by the Ohio Department of Commerce, Division of Financial Institutions under Ohio Revised Code Chapter 1322 (the Residential Mortgage Lending Act). NMLS #243082. Key features: no minimum net worth, no in-state office required, bond filed electronically through NMLS at 0.5% of total nationwide loan volume (min $50K, max $150K), QI with 3 of last 5 years experience, and AML/BSA Policy with Independent Review maintained. Verify at NMLS Consumer Access.
Yes. Columbus’s Intel New Albany ecosystem creates two distinct bank statement profiles. Construction trades: self-employed or S-Corp skilled trades workers (ironworkers, pipefitters, electricians) earning $125K+ on the New Albany site receive 1099 income with volatile day-rate deposit patterns — 24-month bank statement normalizes the high-average, high-variability income. Intel semiconductor employees: W-2 earners with RSU vesting quarterly + annual performance bonuses — use 24-month bank statement to normalize the vesting deposit pattern if RSUs are significant relative to base salary. Intel supplier company owners: Applied Materials and Lam Research sales and service engineers who structure themselves as independent contractors or S-Corps for Intel New Albany service work — 24-month bank statement. For OSU: medical faculty with Wexner Medical Center private practice income alongside university salary; OSU startup founders from the Technology Commercialization Office; Nationwide Children’s Hospital physician-researchers with pharmaceutical consulting income. BFF Bank Statement: up to $4M at 90% LTV, minimum 620 FICO.
Hocking Hills (Hocking County, ~45 minutes SE of Columbus) draws 5+ million annual visitors and its cabin STR market is mature, well-managed, and highly AirDNA-supported. For Hocking Hills DSCR STR: (1) Use Hocking County-specific AirDNA projections by bedroom count and key amenity variables (hot tub: premium; fire pit: standard; cave proximity: premium). (2) Confirm OSU football weekend premium nights are captured in the AirDNA annual revenue estimate — 7-8 Saturdays per season (September-November) generate demand spikes with $800+/night premium pricing for prime cabins. (3) Confirm the property is a standalone investment cabin (not a managed resort unit with HOA income-sharing arrangements that would reduce gross rental income). (4) Verify local hotel/lodging excise tax rates for Hocking County (combined Ohio state 5.75% + county excise; ~7-7.5% total) and deduct as operating expense from gross AirDNA revenue for net income DSCR calculation. Airbnb and VRBO collect and remit Ohio state sales tax; local hotel excise taxes may require direct host registration. DSCR: up to $3.5M at 85% LTV, AirDNA accepted.
Yes. Cleveland Clinic’s 50,000+ global employees, with the main campus in University Circle (east Cleveland), anchor one of the most healthcare-dense DSCR LTR rental demand bases in Ohio. Medical residents, nurses, clinical researchers, and administrative staff all require rental housing near the main campus. Key guidance for Cleveland DSCR files: (1) Cuyahoga County property taxes: always use the actual county assessor record rather than statewide averages for PITIA calculations — Cuyahoga County effective rates (especially with school district levies in Lakewood and inner-ring suburbs) are meaningful and affect DSCR qualification. (2) University Circle vacancy assumptions: properties within 1 mile of the main Cleveland Clinic campus have historically maintained vacancy rates below 3% over multiple economic cycles — a strong assumption basis for DSCR underwriting. (3) Cleveland value play: Ohio City, Tremont, Detroit Shoreway, and Gordon Square offer acquisition prices that produce cap rates of 6-10% and DSCR ratios well above 1.25 on standard acquisitions — consistently among the strongest large-city DSCR fundamentals in the BFF portfolio. DSCR: up to $3.5M at 85% LTV, minimum 640 FICO.
Ohio’s RMLA surety bond (required under ORC 1322.32) is calculated on 0.5% of total nationwide residential mortgage loan volume in the preceding calendar year — not just Ohio production. Minimum bond: $50,000. Maximum bond: $150,000 (plus $10,000 for each additional branch location beyond one). For new registrants with no prior-year production: the bond is $50,000 flat for Year 1. For high-volume lenders: once nationwide production exceeds $30M, the bond reaches the $150,000 cap regardless of how much of that production was in Ohio specifically. The bond is filed electronically through NMLS (not mailed to a state agency). The bond covers all mortgage loan originators employed by or associated with the registrant. Renewal December 31. The nationwide volume calculation is the most distinctive feature of Ohio’s bond structure compared to other states in the BFF portfolio — most states use in-state-only volume for bond calculation purposes.
Apply through BFF’s Become a Broker Partner page. Requirements: active Ohio RMLA Certificate of Registration from the DFI (ORC Chapter 1322), with Qualified Individual who is a licensed Ohio MLO with 3 of the last 5 years mortgage industry experience (W-2/1099 verified); volume-tiered surety bond filed through NMLS (0.5% of nationwide vol; min $50K, max $150K); AML/BSA Policy with current Independent Review; recent financial statements (<90 days); management chart, org chart, Control Person Attestation; Interest in Appraisal Companies statement; FBI background check per controlling person; no minimum net worth; no in-state office required; active E&O insurance; and completed BFF Broker Application Package. Approval typically 1–2 business days. Your AE will introduce you to all Ohio-specific programs: Columbus Intel ecosystem + OSU bank statement, Cincinnati P&G/Kroger alumni consulting bank statement, Cleveland Clinic DSCR LTR, Hocking Hills cabin STR DSCR, Wright-Patterson AFB BAH DSCR LTR, Lake Erie island STR DSCR, DSCR 5-8 unit for Cleveland multifamily, Asset Utilization for retired Ohio executives, and VA/FHA for Wright-Patterson community and Ohio’s affordable markets.
Partner with BFF for fast, reliable wholesale lending in Ohio. Submit a scenario or become an approved broker today.
