Hard Money & DSCR Loans for Orlando Real Estate Investors

Helping Orlando investors find the right lender

Let's be upfront: SpaceCoast Unlimited is based in Melbourne, on the Space Coast east of Orlando, and we work with investors in the Orlando area by phone and email. We also work with investors nationwide.

That setup works well for many investors. Most of the loan process, from sharing your deal to reviewing terms, happens by phone and email anyway.

We're a broker, not a lender. Lenders make every credit decision and set all terms.

Loan programs for Orlando investors

Terms vary by lender, property, borrower, market, and documentation.

Hard money / fix & flip

Renovating a property to resell or rent? Hard money loans are short-term, asset-based loans where lenders typically focus on the purchase price, rehab budget, after-repair value, and exit plan. See hard money loans.

DSCR loans for long-term and short-term rentals

DSCR loans are a common option for rental investors. With many programs, qualification is based mainly on the property's rental income rather than your personal income. More on Orlando rentals below, or see DSCR loans.

Private money

When a deal doesn't fit a standard program, private lenders with their own guidelines may be an option. See private money loans.

Ground-up construction

Building a new rental or spec home in the Orlando area? Ground-up construction loans commonly release funds in draws as work is completed. See ground-up construction loans.

Financing Orlando rentals with a DSCR loan

DSCR stands for debt service coverage ratio. For residential rental loans, it's commonly calculated as:

DSCR = Monthly Rent ÷ Monthly PITIA (principal, interest, taxes, insurance, and association dues)

A ratio above 1.0 means the rent covers the monthly costs with room to spare. Each lender sets its own minimum, so the same property can look different from one lender to the next. Try the DSCR calculator to run your own numbers.

Long-term rentals vs. short-term/vacation rentals

Whether you plan a long-term lease or a short-term or vacation rental affects how a lender looks at the income.

• Long-term rentals: lenders commonly use a lease or an appraiser's market rent estimate.
• Short-term rentals: how short-term rental income is treated varies by lender.

If you're buying a vacation rental, tell us up front so we can factor that into which lenders we approach. If you're buying a long-term rental that's vacant, lenders commonly rely on the appraiser's market rent estimate until a lease is in place.

HOA dues, insurance, and taxes in the DSCR calculation

If a property is in a community with HOA dues, or more than one association, those dues are part of PITIA, so they can move your ratio.

Illustrative example (hypothetical numbers, not a quote): a rental with $2,400 in monthly rent and $2,000 in monthly PITIA has a DSCR of 1.20. If that same property had an extra $200 per month in HOA dues, PITIA would rise to $2,200 and the DSCR would drop to about 1.09.

Insurance and property taxes work the same way. Get real quotes for insurance and check the tax bill before you finalize your numbers.

Estimate your DSCR before you make an offer

You can run a rough DSCR yourself before you write an offer:

1. Estimate the monthly market rent using comparable rentals nearby.
2. Get a real insurance quote for the property.
3. Look up the current property tax bill and divide by 12.
4. Add any HOA or association dues.
5. Add an estimated principal and interest payment.

Divide the rent by the total. It won't match a lender's final number exactly, but it tells you early whether the deal is close.

Local STR rules vary: check before you buy

Short-term rental rules can differ from one city or county to the next, and they can change. Before you buy a property to rent short term, check the current rules where the property is located and any HOA restrictions. Lenders may also ask about this.

Orlando vs. Space Coast: one broker for both markets

Some investors own property in both the Orlando area and Brevard County. You don't need a separate contact for each market. We help investors in both areas compare options for each deal.

The two markets can look different on paper. A coastal Brevard rental may carry heavier flood or wind insurance considerations, while a rental in a planned community in the Orlando area may come with HOA dues. Either can move your DSCR, so we look at each deal on its own numbers rather than assuming one market works like the other. If you also invest on the coast, see our Brevard County page.

How it works (phone- and email-friendly)

1. Share your deal online. Use our quote form or call 321-499-2652.
2. Send documents by email or upload. No need to drive to Melbourne to get started.
3. We review it against the guidelines of lenders we work with.
4. A lender issues terms, and you decide whether to move forward. Whether closing can be handled remotely depends on the lender, the state, and the title company.

Orlando investor loan FAQs

Request a quote for your Orlando deal

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SpaceCoast Unlimited LLC · Mailing address: 4880 Stack Blvd Ste E6 #806, Melbourne, FL 32901 · 321-499-2652 · tommy@spacecoastunlimited.com · Mon–Fri 8am–5pm ET.

SpaceCoast Unlimited, LLC is a loan broker, not a lender. We do not fund loans, extend credit, or make credit decisions. All loans are made by independent third-party lenders and are subject to lender approval, terms and conditions. Business-purpose loans for real estate investors only; we do not offer consumer or owner-occupied residential loans. See our full Disclaimer.

Example numbers are for illustration only.

SpaceCoast Unlimited is a loan broker, not a lender. All loans subject to lender approval. Business-purpose loans only.