All Forum Posts by: Joshuam R.

 Hello Ashek, 

If you're starting in Florida with zero properties, your first DBPR (Department of Business and Professional Regulation) vacation rental license will almost always be a single-property license. This license can be issued either in your personal name or under your LLC. If you want to run your short-term rental operation like a business from the very beginning, it's better to have the lease and license under your LLC. That way, when you scale, you won't have to go back and redo all your licensing paperwork.

Florida's DBPR offers three main types of licenses: Single, Group, and Collective. The single license covers just one address — you'll need one for each property if they don't qualify for grouping. A group license applies to multiple units within the same building or connected buildings under the same ownership. The collective license is what most professional operators aim for, as it allows multiple properties in the same county under one license, provided they share the same ownership entity (like your LLC). This can save time and money, especially when managing several units.

While it’s true that many short-term rentals in Florida operate without DBPR licenses, that doesn’t mean it’s a smart move. Operating unlicensed is technically illegal. Fines can be as high as $1,000 per day, and enforcement actions can include cease-and-desist orders or even removal from platforms like Airbnb. Some areas in Florida are strict about enforcement, especially major tourist destinations such as Miami-Dade, Orange, and Pinellas counties. Others may be slower to enforce, but that’s changing as local governments strengthen their short-term rental policies.

A common reason unlicensed rentals fly under the radar is because platforms like Airbnb don’t always verify DBPR license numbers unless there’s active enforcement in that jurisdiction. However, enforcement usually ramps up quickly once there are complaints from neighbors, reports from competing hosts, or safety incidents at a property. If you’re doing rental arbitrage — meaning you don’t own the property and rely on a lease agreement — you’re even more vulnerable. If your landlord receives a violation notice, they might simply terminate your lease to avoid trouble.

For anyone looking to operate professionally in Florida, getting licensed from day one isn’t just about legal compliance — it’s also about credibility. Landlords are far more likely to approve your short-term rental proposal if you present yourself as a licensed, compliant operator. Plus, starting correctly means when you grow from one property to several, you can easily transition to a collective license without having to redo your legal and administrative setup.

Your friends dealing in Sanford and Deland, is it owned properties as STR or running it via arbitrage ?

Deltona is just a very awkward layout of a town, even to live there. Deland has that small town magic, springs, nature, fishing, direct route to Daytona beach, new Smyrna,  etc.. Sanford is key due to the lively downtown and the Airport. Hope you kept firm in seeking your opportunities and knowledge since your last post. Best wishes.

 Tony is correct. Unfortunately anyone doing it actively in Central Florida has not shared their success story. 

I can see with research it is impossible to do it legit. But I bet a few are doing it as a grey area and for a few years. These are the ones we want to hear from as I do my self.

 How is this going for you today in 2025 since then.

15yr Fixed equity loan base rate could be as low as 10.25% at 100% loan to value, with a base APR as low as 10.25%. With a promotion of
Navy Federal will pay for closing cost and appraisal if needed. So all you might end up paying would be small fees not part of closing, title, settlement, etc.

example $68,457 would be $745.15 a month.

Who are actively pursuing such equity loan products? and or your thoughts on this.

 EXACTLY!!!, Deal with the what-ifs, only when they happen. Before they happen prep a little cushion here and there for different areas you have your hands on.

 Thank you @Amy Wan, what would be your fee or average fee cost to establish a syndication only to be offered to non accredited friends and family. No advertising. Regulation #??

Has to be a combo hit , you read one book or 100 books or 1,000 books it will only count as 20%

The other 80% has to be hands on action = success + growth.

In regards to the mortgage you are correct John, It cannot be a loan. A letter must be written to show it as a gift.

In regards to who you put on title it is separate. But yes, I did missed the equal shares, vs specific shares via LLC.

It is NFCU, zero down-payment product, they do not care about seasoned funds in accounts. But underwriters would ask about big deposits , to make sure is non-criminal activities they required a letter stating is a gift and not a loan from such party.

Regardless of the loan product, and using your explanation as an example would this be the outlook: Title to include Person 1 (mortgage holder) + LLC (93% Person 1 + 7% Person 2)