Lender recommendations in SE Florida
11 Replies
- 1moRobin SimonBusiness MemberLender · Austin, TX · Member since 2022 · 5k+ posts · 4k+ votes
I would be a bit more open minded for DSCR Loans on this - private lenders (direct or broker terms and fees likely around the same tbh) - this interesting slice of the marker for 4-6 multifamily is actually pretty notorious for being hard to find banks/larger lenders (and lenders in general), since its too many units for most residential lenders but too few units for most banks/credit unions or larger CRE Lenders - so its typically somewhat of a no-mans land, but some DSCR Multifamily programs are actually surprisingly competitive
Harpoon Capital514 Reviews - Lender · Washington DC · Member since 2026 · 65 posts · 16 votes1mo
Quote from @Sergio V.:
Hello everyone
I am in the beginning stages of a 1031 Exchange out of Boston MA to SE Florida. Looking for a 4-6 unit in Dade or Broward counties.
Can I please get some intros or recommendations for small local banks that underwrite commercial portfolio DSCR loans for these types of properties? All BP lender recommendations seem to be mortgage brokers - looking to deal directly with a small local bank, like we do up East in order to minimize fees and rates.
Thank you!
Hi Sergio,
Congratulations on the 1031 exchange down to SE Florida. You're spot on for 4–6 unit properties in Dade and Broward, dealing directly with regional commercial portfolio desks is usually the best route to keep rates sharp and avoid unnecessary middleman points.
Because 5+ units cross into commercial underwriting, the best local execution right now comes from a few specific regional banks and credit unions in South Florida that hold these DSCR loans on their balance sheet.
I work directly with commercial portfolio lenders in the Dade/Broward footprint. Drop me a direct message with your target LTV and unit mix, and I'll gladly point you straight to the right local bank contacts for your purchase.
- 1moScott WolfPro MemberLender · Boca Raton, FL · Member since 2014 · 1k+ posts · 956 votes
Quote from @Sergio V.:
Hello everyone
I am in the beginning stages of a 1031 Exchange out of Boston MA to SE Florida. Looking for a 4-6 unit in Dade or Broward counties.
Can I please get some intros or recommendations for small local banks that underwrite commercial portfolio DSCR loans for these types of properties? All BP lender recommendations seem to be mortgage brokers - looking to deal directly with a small local bank, like we do up East in order to minimize fees and rates.
Thank you!
Congrats Sergio! I'm a direct lender, so I'd be happy to help. Local banks will do a much deeper underwrite on you the borrower than a direct BPL lender or even a broker that uses a non-qm company to broker through.
I'd recommend exploring all avenues.
- 1moVijay FriedmanBusiness MemberMiami, FL · Member since 2026 · 766 posts · 122 votes
Quote from @Sergio V.:
Hello everyone
I am in the beginning stages of a 1031 Exchange out of Boston MA to SE Florida. Looking for a 4-6 unit in Dade or Broward counties.
Can I please get some intros or recommendations for small local banks that underwrite commercial portfolio DSCR loans for these types of properties? All BP lender recommendations seem to be mortgage brokers - looking to deal directly with a small local bank, like we do up East in order to minimize fees and rates.
Thank you!
@Sergio V.
One thing to keep in mind is that 4 units vs. 5–6 units can put you into very different lending buckets. If you're still searching, I'd compare the bank portfolio options against 5–8 unit DSCR programs once you have a property identified—the leverage and underwriting can differ quite a bit. - Member since 2026 · 230 posts · 35 votes1mo
We run an automated system that pulls distressed multifamily off probate filings, foreclosure notices, tax-delinquent lists, and code violations in SE Florida usually 30–90 days before they hit the MLS. For a 1031 timeline, that early window matters. We're not actively tracking deals there right now, but the system works in Dade and Broward. Happy to loop you in if we start pulling leads in your counties what's your typical hold period and return target?
- 1moAshish AcharyaBusiness MemberCPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes
Sergio, I’m from Florida and have worked with investors throughout the state, so for a 4–6 unit in Dade or Broward I’d definitely shop local and regional banks alongside the commercial brokers.
One thing to watch is that a 4-unit and a 5–6 unit can fall into very different lending buckets, so I'd ask each bank specifically how they underwrite the property size you're targeting, required DSCR, recourse, reserves, amortization, prepayment penalties, and whether they lend directly on 1031 replacement properties.
A couple of Florida lenders worth putting on the call list are Seacoast Bank, which specifically advertises financing for income-producing multifamily and uses Florida-based lending teams, and Amerant Bank, which has local commercial real estate lending for income-producing properties. City National Bank of Florida is also active in Florida multifamily, although its published CRE loans typically start around $5M, so it may be more relevant depending on your acquisition size.
Since you’re already in a 1031, I’d keep the financing search coordinated tightly with your QI. The replacement property generally needs to be identified within 45 days and received within the applicable 180-day window, so lender timing matters just as much as rate.
And once you acquire and place the replacement multifamily property in service, I’d also evaluate cost segregation. It may accelerate depreciation and improve the after-tax economics, but the benefit depends on whether those losses are actually usable in your situation.
Happy to connect!
INVESTOR FRIENDLY CPA®5241 Reviews - 1moStacy RaskinBusiness MemberLender · Member since 2022 · 1k+ posts · 497 votes
Helpful to compare mortgage broker fees to bank fees as bank fees can and often are higher than mortgage broker fees as banks usually have higher overhead depending on the bank and more people to pay on the deal. Also, 1-4 unit programs are an easier underwrite than a 5-8 unit program.
Rates and terms can be very competitive with mortgage brokers and lenders that specialize in DSCR loans. Often banks don't feel as comfortable with DSCR loans so they will have less favorable terms for investors. For example, a bank will require a higher DSCR ratio (so a DSCR 1.2 or 1.25 vs DSCR 1 ratio) or the bank will not offer a fixed 30 year term for the loan but it will be shorter.
Bright Skyline518 Reviews - 1moErik EstradaBusiness MemberLender · Member since 2022 · 6k+ posts · 1k+ votes
Quote from @Sergio V.:
Hello everyone
I am in the beginning stages of a 1031 Exchange out of Boston MA to SE Florida. Looking for a 4-6 unit in Dade or Broward counties.
Can I please get some intros or recommendations for small local banks that underwrite commercial portfolio DSCR loans for these types of properties? All BP lender recommendations seem to be mortgage brokers - looking to deal directly with a small local bank, like we do up East in order to minimize fees and rates.
Thank you!
What were you anticipating fee and rate wise? Even a broker could help get you financing with no points, low rate, etc..
LuxePrivate Investments LLC 572 Reviews - 1moJ CastroBusiness MemberLender · Florida · Member since 2025 · 673 posts · 240 votes
Hi Sergio,
Congratulations on the 1031 Exchange and the move to Southeast Florida. Your target of 4–6 unit properties in Miami-Dade or Broward County is definitely a space we work with.
I would encourage you to keep private/DSCR multifamily financing on your radar in addition to local banks. As others have mentioned, 4–6 unit properties can fall into a unique lending category—too many units for many residential programs, but sometimes too small for traditional commercial lenders.
We work with real estate investors on DSCR and investor-focused financing, including multifamily properties. Our approach is to look at the property's rental income and overall investment strength, rather than relying solely on traditional income documentation.
For an investor completing a 1031 Exchange, having a lender involved early can also help you understand the potential financing structure before you make an offer.
If you're still looking, feel free to DM me the approximate purchase price, unit mix, and desired LTV, and I'd be happy to review the scenario and let you know whether we may have a financing solution.
- Lender · Boca Raton, FL · Member since 2026 · 15 posts · 4 votes1w
Sergio, interesting situation, especially moving a 1031 from Boston into Dade/Broward. One thing I’d consider before limiting the search exclusively to a small local bank is how the financing options may change depending on whether the property you ultimately identify is 4 units versus 5–6 units.
With a 4–6 unit search, I’d probably compare the financing structures once you have a target property rather than assume one lending channel will necessarily produce the best overall execution. Property type, rents/cash flow, leverage, your broader financial profile and the timing requirements of the exchange can all matter.
I am born and bred in Massachusetts and currently have an office in Newton and recently became a West Palm Beach, FL resident. Happy to be a resource if you want another set of eyes on the financing once you narrow the Dade/Broward search.
- 1wJ CastroBusiness MemberLender · Florida · Member since 2025 · 673 posts · 240 votes
Quote from @Sergio V.:
Hello everyone
I am in the beginning stages of a 1031 Exchange out of Boston MA to SE Florida. Looking for a 4-6 unit in Dade or Broward counties.
Can I please get some intros or recommendations for small local banks that underwrite commercial portfolio DSCR loans for these types of properties? All BP lender recommendations seem to be mortgage brokers - looking to deal directly with a small local bank, like we do up East in order to minimize fees and rates.
Thank you!
For a 4–6 unit investment property in Miami-Dade or Broward, I’d be happy to take a look at what you’re trying to accomplish with the 1031 exchange.
We are a direct real estate investment lender and work specifically with investors on financing investment properties. Depending on the property, leverage, DSCR, and overall scenario, we may have options worth considering.
Since you’re doing a 1031 exchange, timing and structuring are especially important. If you already have properties you’re considering, feel free to send me the property address, purchase price, estimated rents, and desired loan amount. I can take a preliminary look and let you know if it fits our lending parameters.
I’m also happy to connect and compare notes on what you’re trying to accomplish. Best of luck with the 1031 exchange and your move to South Florida!
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