Buy a Home in Florida — Personal Service from Contract to Close
Whether it's your first home or your fifth, Homesite Mortgage has helped Florida families finance their next move since 1999. Tom Culpepper reviews every prequal personally and follows up within 1 business hour — no call centers, no handoffs to juniors.
Underwriting the Property, Not the Borrower's Paystubs
A DSCR loan qualifies the borrower based on the property's ability to generate enough rental income to cover the mortgage payment — its Debt Service Coverage Ratio. The DSCR is calculated by dividing the property's projected rental income by its monthly debt service (the proposed mortgage payment, including taxes and insurance).
In other words: the lender underwrites the deal based on the property's cash flow, not your W-2, tax returns, or personal debt-to-income ratio. For real estate investors who keep their personal finances separate from their portfolio, this can simplify qualification significantly.
Built for Florida Real Estate Investors
- Real estate investors buying or refinancing Florida rental properties.
- Portfolio builders adding properties without re-documenting personal income on every deal.
- Self-employed investors who want to keep personal income separate from property qualification.
- Investors with multiple existing properties where conventional debt-to-income limits become a barrier.
Rental Income vs. Personal Income
Instead of evaluating your W-2s, tax returns, and personal debt picture, a DSCR lender looks at:
- Projected rental income for the property — usually based on a rent appraisal or lease in place.
- The proposed mortgage payment — principal, interest, taxes, insurance (PITI).
- The ratio between them — that's the DSCR.
Higher rental-to-payment ratios generally improve loan terms. We don't quote specific DSCR thresholds as guarantees — programs and standards change. Tom will explain what current investor-loan guidelines look like and whether your deal pencils.
Family-Owned, Florida-Only, 27+ Years In
Homesite Mortgage is licensed in Florida. We finance Florida properties for Florida investors — no out-of-area surprises at closing.
- 27+ years originating loans for Florida real estate.
- Licensed statewide. Homesite Mortgage originates loans in Florida only.
- Direct access to Tom on every deal — no junior loan officers, no call centers.
- Tracy handles processing and closing — and knows what investor files look like.
See If DSCR Fits Your Next Florida Investment
Tom reviews every submission personally and typically follows up within 1 business hour.
Start My Free Prequal →Or call us directly: 321-751-4403 · tcloans1@gmail.com