Bank Statement / No-Doc in Tampa

Yes, on the best count available, and it's a volume story rather than an affluence one. Hillsborough County's nonemployer establishments, businesses with no paid employees and the closest available proxy for self-employment, grew 26.6% from 2019 to 2023, the fastest growth of the metros checked in this research pass. That does not mean Tampa is an unusually affluent or entrepreneurial market: Hillsborough's Schedule C filers and average business income both run below the Florida state average, and average business income runs about 37% below the national figure. What's true is there are more self-employed borrowers here every year, most of them smaller-ticket and harder to standardize on a tax return, which is exactly the file this program is built to underwrite. Send us the deposits and let the cash flow qualify you instead of a return that undersells you.

A county-specific one, because the spread across the bay is bigger than most rate differences. Florida's insurance regulator puts the average homeowners premium including wind at $4,063 in Pinellas, $3,525 in Hillsborough and $2,756 in Pasco as of March 2026. That is roughly $1,300 a year between a Pinellas house and a Pasco house that otherwise look the same, before flood. For scale, 130 basis points of note rate on a $300,000 loan is about $3,900 a year, so insurance is a first-order underwriting variable here rather than a footnote. The direction is finally helpful: the same regulator reports the average premium including wind fell in 51 of 67 counties between its January and July 2026 reports. Get a real quote on the specific parcel before you model the deal, not a metro average, and remember flood is a separate policy from wind.

No. Investment property in Florida gets a 10% annual assessment cap, not the 3% homestead cap. It resets when the property changes hands. The non-homestead 10% cap came from the amendment approved January 29, 2008 with a 2008 base year, and it applies automatically with no application. Because it resets on transfer, your first full tax year is typically assessed at market value with no carryover from the seller's capped basis, so a seller's historic bill systematically understates what you'll pay. Underwrite to a market-value assessment and pull an address-level estimate from the county property appraiser. Your CPA is the right person to size the entity and holding-period questions.

Only after you check the specific municipality, because eligibility in Tampa Bay hinges on a 2011 date. Florida Statutes section 509.032(7)(b) bars a local government from prohibiting vacation rentals or regulating their duration or frequency, but it exempts any ordinance adopted on or before June 1, 2011. So a city cannot impose a new minimum stay, and a grandfathered one is fully enforceable. St. Petersburg relies on a grandfathered rule that allows rental for less than 30 days no more than three times in any consecutive 365-day period unless the parcel sits in a district permitting hotel or motel use, and requires a city permit, a business tax receipt and a state license. The City of Tampa has no citywide minimum stay, and operators need a local business tax receipt at the parcel plus the state license. Clearwater and Clearwater Beach are the tightest, with registration, a 7-night minimum in certain residential zones, annual inspections and the Beach by Design overlay. Every Florida short-term rental also needs a DBPR license under Chapter 509. Verify the current city code on your parcel with your attorney before you count that income.

Often, and the test is whether the rent carries the property once you stress it with a real insurance line. Tampa's single-family rent index was $2,426 a month in June 2026, up 1.1% year over year, while the all-property-types index was $2,020 and down 0.7%. That gap is the apartment delivery wave showing up, and a house is not exposed to it the same way an apartment is. Prices cooled and then flattened rather than falling: median list price was $397,450 in July 2026, down 4.2% year over year and 10.7% off the 2022 peak, with 72 median days on market and 18,292 active listings. Watch Brandon, the one named submarket where rent fell more than 4% year over year while home value fell only 1.3%, which compresses yield. If the stressed rent covers the payment and the carry, a DSCR loan is usually the cleaner file. If it doesn't, bank statements can do the qualifying. Send us the scenario and we'll tell you which one fits.

We originate it and a lending partner funds it, so your application finishes on the partner's portal. We review the scenario either way and stay with the file, and pricing, terms and documentation are set in underwriting rather than quoted up front. On the process question: Florida is a judicial foreclosure state, so every foreclosure runs through the circuit court, and that remedy timeline is materially longer than in a non-judicial state like Texas: the national average time to complete a foreclosure was 563 days in the second quarter of 2026, while Texas was the fastest in the country at 155 days. Florida also led the nation in foreclosure rate in the first half of 2026 at 0.27% of housing units, with 27,494 properties carrying filings. Lenders price that risk into Florida terms, which is part of why a Florida quote reads differently from a Texas one. You can start an application or talk to us first.

$100,000, and the program runs up to $3M. It is investment and business-purpose only, on either a short-term or a 30-year structure, so the first question is what the property is doing rather than what your return says it earned. If a single Tampa door prices under the floor, five or more rentals can go into a portfolio loan instead, which starts at $500,000 with one consolidated payment. Subject to underwriting.

Yes. 640 is where this program starts, and the deposits do the qualifying. Credit is from 640, the down payment is from 20%, and there is no hard credit pull to start. The deposits do the qualifying: bank statements, or no income documents at all, with no W-2s and no tax returns, which is the point for the growing count of Hillsborough owners whose write-offs undersell the business. If your score sits under 640, a conventional investment loan starts at 580 with full documentation, and an asset-based fix and flip or bridge loan carries no minimum score at all. Subject to underwriting.