Projected Airbnb income qualifies. Close in 21 days. Osceola County STR specialists.
We finance Orlando-area investment properties using projected or actual rental income — Airbnb, VRBO, long-term lease, or resort-community vacation home. The Disney and Universal corridor produces the most DSCR-financeable STR deals in the country; we close them in 20–30 days while conventional lenders are still asking for tax returns.
Three things every Orlando investor should understand before they fill out a single piece of paperwork.
DSCR (Debt Service Coverage Ratio) financing lets Orlando investors qualify on a property's rental cash flow alone — vacation rental, Airbnb, or long-term lease — without producing W-2s, tax returns, or employment verification.
Underwriting divides projected or actual monthly rent by the full monthly payment (PITIA). A ratio of 1.00 or higher means the property pays its own mortgage. Below 1.00 is still financeable through our DSCR-below-1 program at 80% LTV.
STR operators in the Disney corridor, long-term landlords in Lake Nona, foreign nationals buying vacation homes in ChampionsGate, and self-employed borrowers whose tax write-offs block conventional financing. If it cash-flows, we can finance it.
Theme-park-economy STR deals don't wait around for traditional underwriting. Here's what changes when you stop qualifying yourself and start qualifying the property.
Median Orlando DSCR closing is 21–23 days — fast enough to win against cash buyers on Davenport STRs and Lake Nona LTRs before inspection contingencies expire.
For pre-stabilized Disney-corridor STRs with no rental history, lenders use AirDNA or Form 1007 short-term rent schedules — we don't need 12 months of P&L to fund the deal.
Fannie and Freddie cap you at 10 financed properties. DSCR has no cap — we routinely close investors on their 11th, 20th, and 40th doors across Orange, Osceola, and Polk counties.
Vacation home buyers from Brazil, the UK, Colombia, and Canada close ChampionsGate and Reunion deals with us routinely — passport + U.S. bank account, no SSN or U.S. credit history required.
Hold every Disney-corridor vacation rental in a separate single-member entity — clean books for each property, asset protection between doors, and a tidy exit when you sell.
If your tax returns show $40K in net income after write-offs, conventional lenders treat you like a barista. DSCR lenders treat the property's $7,800/mo AirDNA projection as the only number that counts.
Three checkpoints between offer and closing — most Orlando DSCR deals clear all three inside 23 calendar days, faster if your seller is motivated.
~90 seconds
Address, purchase price, target rent (long-term, AirDNA STR projection, or your own pro forma). No credit pull. We pull comps and an AirDNA snapshot before our advisor calls.
Within 1 business hour
An Orlando-focused DSCR specialist runs the math on the call — market rent or AirDNA-projected, full PITIA including Osceola/Orange tax rates, and the program your scenario qualifies for (best-pricing 1.20+, standard 1.00–1.19, or 20%-down sub-1.00 program).
21 days median, 30 day worst case
Appraisal with Form 1007 rent schedule (or STR-equivalent), title work, LLC formation if you want one, and clear-to-close. Most clients have their first AirDNA-priced booking on the calendar within 7 days of funding.
Drop your Orlando property details in. We'll compute the DSCR using projected STR income (Airbnb / VRBO) or long-term market rent, surface your monthly PITIA, and show which program tier you fall into.
Adjust the fields — results update instantly.
Your Estimated DSCR
1.13
Likely qualifiesThe rental income covers the full monthly payment. Most DSCR programs work well at this ratio.
Numbers look good? Let's lock in your pre-approval. Numbers look tight? We have programs for borderline deals.
Calculator results are estimates only and do not constitute a loan commitment. Actual rates, terms, and eligibility are determined after a full application review.
Our Orlando DSCR pipeline runs roughly 60% short-term-rental operators, 20% long-term landlords, 10% foreign nationals, 8% self-employed, and a small slice of first-time and portfolio scalers. Each profile triggers a slightly different program — here's how the pieces fit.
Roughly 60% of our Orlando pipeline. Kissimmee, Davenport, ChampionsGate, Reunion, Storey Lake — we underwrite using AirDNA projections or Form 1007 short-term rent schedules so unstabilized listings qualify on day one.
~20% of our deals. Buy-and-hold investors building cash-flow portfolios in Orlando's growth corridors — Lake Nona, Maitland, Winter Park, Dr Phillips — using long-term lease comps and no DTI cap.
~10% of closings. Brazilian, Colombian, UK, and Canadian buyers acquiring ChampionsGate or Reunion vacation homes for personal use + STR income. Passport + U.S. bank account, 25–30% down, no SSN required.
~8% of closings. Business owners and 1099 consultants whose tax write-offs blocked conventional financing. We don't read your Schedule C — we read the property's market rent.
Investors who hit the Fannie/Freddie 10-property conventional cap and need to keep buying. DSCR has no property-count limit — we routinely close 11th, 20th, and 40th doors across Orange, Osceola, and Polk.
Buying your first rental? No investor experience required — the deal qualifies, not your resume. No-ratio programs cover vacant or unstabilized properties, and our specialists walk you through LLC formation and tax/insurance escrow.
From a 2-bedroom Kissimmee Airbnb to a 10-unit Winter Park multi-family, here are the Orlando property classes we routinely finance — and the underwriting nuances that come with each.
Long-term rentals across Lake Nona, Winter Park, Dr. Phillips, and Maitland.
Reunion, ChampionsGate, Storey Lake — Disney-corridor STR properties.
Movie- and character-themed Airbnbs in Osceola County's STR corridor.
Warrantable and non-warrantable condos across Downtown, Lake Nona, and the metro.
Low-maintenance LTR properties popular in Hunter's Creek and Avalon Park.
Duplexes, triplexes, fourplexes, and small apartment buildings (up to 10 units) for cash-flow-stacking portfolios.
Don't see your property type? Call (305) 661-3434 — we finance most investment scenarios.
These are the underwriting boundaries our lenders work within for Orlando DSCR loans across purchase, refinance, and cash-out scenarios. Your specific terms depend on the property's projected cash flow, location, and your credit profile.
Rate depends on FICO, LTV, DSCR ratio, property type, and program. Best pricing at FICO 680+ & DSCR 1.20+. Rates change daily.
Get my live rateA simple check: does the rent cover the full monthly payment, including principal, interest, taxes, insurance, and HOA?
Run my propertyOrlando is the only major U.S. metro where short-term-rental income is both geographically inexhaustible and underwriter-defensible. Two demand engines — the Disney/Universal theme-park corridor and the Lake Nona biotech/healthcare cluster — produce two different DSCR-financeable property classes that don't compete with each other.
Walt Disney World, Universal Orlando, SeaWorld, and a dozen smaller anchors collectively draw 70M+ annual visitorsVisit Orlando. That's a 12-month rental window — Orlando STR markets don't have shoulder seasons the way coastal markets do. STR underwriters can comp Kissimmee, Davenport, ChampionsGate, and Reunion against thousands of AirDNA-tracked listingsAirDNA with multi-year occupancy data.
The Lake Nona/Medical City build-out plus AdventHealth's corporate expansion and major logistics employers create steady relocator demand for Lake Nona, Winter Park, Maitland, and Dr Phillips. Long-term rental DSCRs in those neighborhoods penciled at 1.05–1.20 throughout 2024–2025.
STR permitting in the Orlando metro is hyper-local. Osceola County and Polk County are permissive (most of Kissimmee, Davenport, ChampionsGate). Orange County and the City of Orlando are highly restrictive in residential zones. We pre-flag permit risk before you sign a contract.
Zero state income tax means no double taxation on rental cash flow. Pair that with Florida's homestead-cap separation (investment properties don't benefit, but they're still on a millage-rate basis rather than income basis) and the after-tax IRR profile beats most blue-state STR markets.
Sources: Visit Orlando, AirDNA, internal Doce Mortgage Group pipeline data (2024–2025 closings).
Talk to an Orlando DSCR SpecialistOrlando's investment thesis is structurally different from coastal Florida markets. Here's why investors are concentrating capital in the theme-park corridor — and the zip codes where DSCR loans pencil out best.
The theme-park economy is the foundation. Disney has committed over $60 billion in expansion investment through 2033, including Magic Kingdom and EPCOT redevelopment, anchoring nearby resort communities like Reunion, Solterra Resort, Windsor at Westside, and ChampionsGate. Universal opened Epic Universe in 2025 — adding 110 acres and 50+ new attractions — while Universal Kids Resort (Texas) won't compete with Florida until late this decade. Orlando International Airport now handles 65M+ passengers annually.
That demand is structurally durable. Unlike coastal Florida markets exposed to hurricane intensity and rising insurance costs, Orlando's inland geography keeps property insurance premiums materially lower — often 30–50% less than Miami-Dade or Tampa Bay equivalents on similar property values.
The result for DSCR investors: a market where year-round visitor volume supports STR cash flow that consistently beats long-term rental yields, while entry-level price points remain well below South Florida — meaning more deals pencil at qualifying DSCR ratios. See the top Orlando neighborhoods for DSCR investors →
Vacation Rental · STR
The heart of Orlando's vacation rental industry. Osceola County permits STRs county-wide, and the corridor sits 5–15 minutes from Disney. Resort-community properties (Reunion, Windsor at Westside) dominate.
Resort-Community Vacation Home
Upscale resort community with 4–12+ bedroom vacation homes purpose-built for family STR groups. Higher entry price but strong ADR and bookable demand from international travelers.
Vacation Rental · New Construction
Newer resort communities with strong rental velocity. Closer to Highway 192 conveniences, popular with first-time STR investors entering the Disney corridor at moderate price points.
Long-Term · Medium-Term
Anchored by Nemours, UCF Medical School, USTA, and a growing tech employment base. Strong LTR and 30–90 day medical-stay rental demand. Mid-rise condos and new-construction SFH dominate.
STR · LTR · Restaurant Row
Upscale residential, 8 minutes from Universal Studios. Mix of luxury STR rentals and high-end long-term tenants. Restaurant Row brings consistent foot traffic and short-term lodging demand.
Long-Term · Walkable Urban
Established walkable neighborhoods with strong LTR demand and low STR competition. Best for buy-and-hold investors prioritizing stable occupancy over peak STR cash flow.
Estimates compiled from publicly available AirDNA, Zillow, and Greater Orlando rental data — not loan or income guarantees. Run the DSCR calculator on your target neighborhood, compare DSCR vs conventional financing, or get a property-specific projection from Alex Doce.
Florida has multiple investor-friendly metros — but each has a different cost structure, tenant mix, and risk profile. Here's how Orlando compares directionally to other major Florida markets for DSCR-financed investment properties.
| Metric | Orlando Metro | Miami-Dade | Tampa Bay |
|---|---|---|---|
| Median home price (SFH) | ~$375K | ~$620K | ~$420K |
| Effective property tax rate | ~1.05% (Orange Co) | ~1.15% (Miami-Dade) | ~1.10% (Hillsborough) |
| Annual visitor volume | 70M+ visitors | ~28M overnight | ~26M visitors |
| STR-friendly zoning | Osceola County (broad) | Miami Beach (limited) | Mixed by municipality |
| Avg STR ADR (vacation tier) | ~$185–285 | ~$280–420 | ~$200–310 |
| Avg STR occupancy | ~65–72% | ~62–68% | ~60–68% |
| Insurance cost (hurricane exposure) | Lower (inland) | Higher (coastal) | Higher (coastal) |
| Entry-level DSCR-qualifying deals | More accessible | Higher capital required | Moderately accessible |
Estimates compiled from public data (Zillow, AirDNA, U.S. Census, Visit Orlando, Greater Miami CVB, Visit Tampa Bay). Directional comparisons — actual figures vary by property and program. Request an Orlando-specific scenario.
Patterns across recent Orlando-area DSCR loans we've closed and underwritten. Estimates updated periodically — reach out for current loan-program specifics.
Internal aggregated estimates from The Doce Mortgage Group's Orlando-area pipeline — not a guarantee of program terms or eligibility. Individual results vary by property, credit profile, and current pricing.
Alex and his team worked hard on making the impossible, possible for me. I was approved and able to close on two separate loans in less than 30 days. I can't say enough about Alex. He is professional, honest & works with integrity. I felt I was in the best hands every step of the way. I highly recommend Alex Doce & his team.
This was our family's first step into home ownership and Alex was a great help along the way. He helped us navigate the complex process and I felt like he was on our side from day one. Even more than my real estate agent! He closed so fast nobody could believe it! If I ever need to buy another house I will definitely use Alex and his team again!
Working with Alex Doce is a life changing experience! His expertise and attention to detail is second to none. He fights for his clients and made me feel truly valued. Whenever there was a question or concern, he was quick to answer and properly navigate. Alex is personable and compassionate, which is very rare in this industry. Alex Doce demonstrates exceptional professionalism and dedication to his clients.
Most Orlando investors qualify for both — but only one fits a specific deal. The underwriting math, the timeline, and the property limits diverge in ways that decide whether you close in 3 weeks or 7.
Designed for investors. Qualifies on the property's projected or actual rental cash flow — not your tax returns, W-2s, or DTI.
A traditional Fannie/Freddie investment mortgage. Lower rates if you qualify — but stricter income, DTI, and property-count limits.
You're financing a vacation rental or Airbnb, can't show clean W-2 income, already hit the 10-property conventional cap, want to hold the deed in an LLC, or need to beat a competing offer on a Disney-corridor STR before inspection contingencies expire.
You have steady W-2 income, plan to own just 1–3 long-term rentals in Lake Nona, Winter Park, or Maitland, and can wait the full 45–60 days for every basis point of rate savings.
Most Orlando investors closing 4+ deals a year run DSCR by default — the 0.25%–0.50% rate edge over conventional, plus LLC ownership and no-income-docs underwriting, outweighs the prepayment lockup within the first two transactions. Not sure which fits your deal? Call (305) 661-3434.
Submit your property details and we'll come back inside one business hour with a live DSCR estimate, a projected monthly payment, and the exact program your Orlando deal qualifies for — no credit pull, no tax returns, no obligation to proceed.
Property type, purchase price, expected rent, your contact. No credit pull, no tax returns, no obligation.
~90 secondsAn Orlando-focused DSCR specialist calls back personally to confirm your scenario and run preliminary numbers.
Within 1 business hourYou get a property-specific DSCR estimate, a projected monthly payment, and the exact program your deal qualifies for.
Within 24 hoursEvery acronym a DSCR lender will throw at you — explained in one sentence.
Everything Orlando investors ask before getting started.
A DSCR (Debt Service Coverage Ratio) loan in Florida is an investment property mortgage designed for real estate investors — particularly popular in the Orlando metro for financing vacation rentals near Disney and Universal as well as long-term rentals in growth corridors like Lake Nona. Instead of qualifying you based on your personal income, tax returns, or employment, the lender qualifies the property based on whether its rental income (long-term lease or projected Airbnb/VRBO income) covers the mortgage payment. If the rent covers the loan, you qualify.
DSCR loan rates in Florida typically fall between 5.5% and 8.0%, depending on your credit strength, loan-to-value, DSCR ratio, property type, and whether you choose a fixed, ARM, or interest-only structure. In current market conditions, DSCR rates run about 0.25% to 0.50% lower than comparable conventional investor loans — the tradeoff is a 3 to 5-year prepayment penalty. Borrowers with stronger credit, lower leverage, and higher-cash-flow properties qualify for the lower end of the range. Call (305) 661-3434 for today's live pricing — rates change daily.
Orlando is one of the most DSCR-friendly investment markets in the U.S. because the metro hosts over 70 million annual visitors and has well-established short-term rental zones in Osceola County (Kissimmee, Davenport, ChampionsGate) where vacation rentals are explicitly permitted and operate year-round. This consistent rental demand means projected Airbnb income — accepted by most DSCR lenders via a market rent appraisal or AirDNA report — typically supports DSCR ratios of 1.10 to 1.30 on properly priced theme-park-corridor properties, often qualifying deals that wouldn't pencil out in long-term rental markets.
Most DSCR programs offer loan amounts from about $200,000 up to $5,000,000 or more, and some lenders go higher for strong scenarios. The amount you qualify for depends on the property's appraised value, its rental income, the DSCR ratio, and the loan-to-value limit for your program. We can match you with a lender whose limits fit your Orlando investment goals.
DSCR loans are designed for real estate investors — including Orlando Airbnb and short-term rental owners (especially in the Disney-area Kissimmee/Davenport corridor), long-term landlords serving Lake Nona's medical and tech workforce, self-employed borrowers, foreign nationals investing in the U.S. vacation rental market, first-time investors, and investors scaling a portfolio past the conventional 10-property cap. You qualify based on the property's rental cash flow, your credit profile, and your down payment, rather than personal income. The property must be a non-owner-occupied investment property.
Yes. The Doce Mortgage Group finances 2–10 unit residential buildings — duplexes, triplexes, fourplexes, and small apartment buildings — using the same DSCR underwriting as single-family rentals. The total rental income across all units (actual leases or projected rent for unleased units) qualifies the loan; no tax returns or W-2s are required. Down payments typically start at 20% for 2–4 unit buildings and 25% for 5–10 unit buildings, with FICO 620+ accepted and LLC ownership allowed.
To qualify for a DSCR loan in Florida, you'll generally need: (1) a credit score of 620 or higher, (2) a down payment as low as 15% on select programs, with 20-25% typical, (3) a qualifying DSCR ratio (typically 1.00 or higher, with some programs accepting ratios as low as 0.75, and no-ratio or zero-ratio options available through The Doce Mortgage Group), (4) the property must be a non-owner-occupied investment property, and (5) reserves of 3-6 months of PITIA. No income documentation or employment verification is required.
The typical minimum requirements for a DSCR loan are: a credit score around 620, a down payment of roughly 15% to 25%, a property that produces (or is projected to produce) rental income, and adequate cash reserves. Many programs look for a DSCR ratio near 1.00, while others allow ratios below 1.00 — or no ratio at all — with compensating factors like a larger down payment or stronger credit. Exact requirements vary by lender and program.
To get approved for a DSCR loan, submit the property details and expected rent, provide a government-issued ID and 2 months of bank statements for reserves, and let us run the DSCR calculation. We then match your scenario to the right lender, order the appraisal and rent schedule (Form 1007), and move the file through underwriting. Because there are no tax returns or employment verification, approval is usually faster than a conventional investment loan.
Most DSCR loans close in 20 to 30 days from a complete application, with some straightforward deals closing in under 20 days. Complex deals — non-warrantable condos, foreign national borrowers, or unique properties — may take the full 30 days or slightly longer. That's significantly faster than the 45-60 day timeline typical of conventional investor loans.
No. DSCR loans do not require tax returns, W-2s, pay stubs, or employment verification. Qualification is based on the property's rental income, your credit, and your down payment. That's the main reason self-employed borrowers, investors with complex returns, and foreign nationals use them.
Yes. Many DSCR programs finance short-term and vacation rentals, including properties operated on Airbnb and VRBO — particularly in Osceola County's Kissimmee, Davenport, and ChampionsGate STR corridor where vacation rental zoning is well-established and year-round demand is anchored by 70M+ Orlando-area visitors annually. Lenders use market-based or projected short-term rental income from a licensed appraiser, AirDNA report, or rental service to calculate the DSCR — properties with strong projected STR income often qualify at higher DSCR ratios than equivalent long-term rentals.
Yes. Florida is one of the most foreign-national-friendly states for DSCR lending. Foreign buyers can typically qualify using a valid passport, a U.S. bank account, and a 25% to 35% down payment, without a U.S. credit score or Social Security number. The property must still cash-flow at the required DSCR level, and the loan can be closed in a U.S. LLC for asset protection.
Most DSCR lenders financing Orlando investment properties require a minimum credit score of 620, though the best pricing typically goes to borrowers with scores of 680 or higher. Programs exist for borrowers in the 620 to 680 range, usually with a higher down payment or interest rate. The Doce Mortgage Group works with multiple lenders that specialize in Orlando DSCR loans, so even a lower score can often be matched to a program that fits — particularly for strong-cash-flow theme-park-corridor STR properties.
Yes. DSCR loans allow you to take title in the name of an LLC, which many investors use for liability protection and to keep their portfolio organized. Conventional loans generally do not allow LLC ownership, so this is a key advantage of DSCR financing for serious investors.
For short-term rental DSCR loans, the Kissimmee, Davenport, and ChampionsGate corridor in Osceola County (zip codes 34747, 34758, 33896) is the most established vacation-rental zone, with strong year-round demand from Disney and Universal visitors. Lake Nona (32827) supports both medium-term and long-term rentals due to its Medical City employment base. Dr. Phillips (32819) and Winter Garden (34787) offer a mix of upscale residential STR and LTR opportunities. For pure long-term rental DSCR loans, Winter Park (32789), College Park, and Maitland are popular for their walkable rental demand and stable occupancy.
DSCR loans are typically easier to qualify for than conventional investment loans — especially if you're self-employed, have complex tax returns, or own multiple properties. The main approval hurdles are: the property must cash-flow at a qualifying DSCR ratio, your credit score should be 620 or higher, and you'll need as little as 15% down on select programs (20-25% is typical). Beyond that, there's no income verification, no DTI cap, and no limit on how many properties you can finance.
The main drawbacks of DSCR loans are: (1) prepayment penalties for best pricing — most programs require a 3 to 5-year prepayment penalty in exchange for the lower rate, and (2) the property must cash-flow at a qualifying DSCR ratio in most cases. For most serious investors, the speed, LLC ownership, and no-tax-return underwriting outweigh the prepayment lockup.
Across most standard DSCR programs, a ratio below 0.75 is considered too low - standard programs want 1.00 or higher, and preferred pricing kicks in at 1.25 or above. However, The Doce Mortgage Group also offers no-ratio and zero-ratio DSCR programs that can approve properties with a ratio below 0.75, including vacant or underperforming rentals, typically in exchange for a higher rate or a larger down payment.
Yes. DSCR loans can be refinanced just like any other mortgage. Many Orlando investors refinance after the property completes its first peak STR season — once 12 months of verified Airbnb/VRBO income is established, lenders can re-underwrite at a higher DSCR ratio and unlock better pricing. You can do a rate-and-term refinance to lower your rate, or a cash-out refinance to pull equity out of the property for your next deal. Most DSCR refinance programs allow up to 80% LTV for rate/term and up to 75% LTV for cash-out.
Osceola County permits short-term rentals county-wide with proper licensing through the Tax Collector's office (annual STR certificate required), making it the most STR-friendly investment zone in the Orlando metro and a primary market for DSCR-financed vacation rentals. Orange County allows STRs only in specifically zoned areas — much of Disney-adjacent unincorporated Orange County does permit them — while the City of Orlando proper restricts STRs heavily. Most DSCR lenders verify STR permit eligibility during underwriting, so confirming local zoning before submitting an offer is essential — we help clients flag this early.
Yes. Interest-only DSCR loans are widely available, typically with a 10-year interest-only period followed by a 20-year amortization. Interest-only structures improve your monthly cash flow and your DSCR ratio on paper, which can be useful for properties that would be borderline on a fully amortized payment.
Four property questions, one contact form. We pull comps and AirDNA data, run preliminary DSCR math, and a licensed specialist confirms which program your deal fits — usually within 60 minutes during business hours.
This helps us find the right program for you
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