Coastal Florida's most dedicated mortgage advisor, specializing in jumbo loans, DSCR investor financing, vacation rental properties, and everything in between. Where complex deals meet a straight answer.
Whether you're buying your dream Keys home, closing investor deals, or sending clients to a lender you trust, The Mortgage Dock was built for you.
From your first coastal condo to your dream Keys estate, we find the financing that actually fits your life and gets you to the closing table.
DSCR, vacation rental, foreign national, commercial, we specialize in the deals most lenders can't touch. Your income, your way.
Your reputation depends on who you refer. We close on time, communicate every step, and make you look like a rockstar to your clients.
With 12+ loan products, there's almost always a path forward. Especially for the deals that other lenders turn away.
Flood zones, HOA restrictions, vacation rental income qualification, STR regulations, coastal deals come with complexity that most lenders walk away from. We lean in.
Most lenders have never financed a flood-zone vacation rental with a seawall and an HOA restriction. We do it regularly.
Discuss Your Coastal DealEnter your property address and answer 2 quick questions. Get your flood zone risk tier instantly, and understand what it means for your financing options.
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Marina Vale AI is the intelligent assistant built specifically for The Mortgage Dock. She qualifies leads, answers complex mortgage questions, and makes sure Eli's team is always one step ahead.
We've removed every unnecessary step. Here's how it works when you work with The Mortgage Dock.
Tell us your situation, live with Eli or instantly with Marina. No credit pull, no commitment.
We review your docs and issue a pre-approval letter, often same day. Strong letters that sellers and agents respect.
Once you're under contract, we lock in your rate and move to underwriting immediately. No delays, clear communication.
We coordinate everything with your title company and realtor. You show up, sign, and get your keys.
4.9 stars across 395+ Google reviews. Real people, real closings.
"Eli walked us through every step of buying our Keys vacation home. The process was smooth, we closed on time, and he even explained the flood zone issues that our agent hadn't mentioned. Incredible experience."
"I've sent 8 buyers to Eli this year. Every single one closed. He's the first person I call when I have a client with a complex situation, DSCR, foreign national, jumbo, doesn't matter. He finds a way."
"Used the DSCR program for my Airbnb portfolio in Marathon. Nobody else would touch it, Eli structured the deal using the property's rental income and we closed in 28 days. Game changer."
Straight answers to what buyers and investors ask most about financing in the Keys and coastal Florida.
Yes. Short-term rentals in the Florida Keys are typically financed with a DSCR loan, which qualifies the property on its projected rental income rather than your personal income. Most lenders require 20 to 25 percent down and a 620 to 660 minimum credit score. Because the Keys have one of the strongest nightly-rate markets in Florida, many Airbnb and VRBO properties cash flow well enough to qualify on the rental income alone.
A DSCR (Debt Service Coverage Ratio) loan is an investor loan that qualifies you on the property's cash flow instead of W-2s, tax returns, or pay stubs. The lender compares the property's monthly rent to its monthly payment. A ratio of 1.0 means the rent covers the payment exactly, and most programs want 1.0 or higher, though some allow lower ratios with a larger down payment. There is no personal income documentation, which makes it the most common loan for self-employed investors and full-time landlords.
A jumbo loan is any mortgage above the conforming loan limit, which is roughly 832,750 dollars for most of Florida. On coastal and Keys properties, down payments typically run 10 to 20 percent depending on the loan amount, your credit, and whether it is a primary home, second home, or investment. Strong borrowers can often secure jumbo financing with 10 percent down and no mortgage insurance.
If the property sits in a FEMA Special Flood Hazard Area, which covers most of the Florida Keys and much of coastal Florida, flood insurance is required when you finance the purchase with a mortgage. Premiums vary widely by elevation and flood zone, so the smartest move is to get a flood quote before you make an offer. We help clients price flood and insurance early so the full monthly payment is never a surprise at closing.
In coastal Florida, lenders require windstorm coverage, and in high-risk areas this is often a separate wind policy or a Citizens policy. Because insurance is part of your monthly housing payment, a high premium raises your debt-to-income ratio and can change how much home you qualify for. We factor realistic Keys and coastal insurance costs into your pre-approval up front so your budget holds together through closing.
A standard financed purchase in Florida closes in 30 to 45 days. DSCR and other investor loans often move faster because there is no personal income to verify, and we have closed deals in two to three weeks when the appraisal and insurance line up quickly. Getting fully pre-approved before you shop is the single biggest factor in closing on time.
Often yes. Second homes can be financed with as little as 10 percent down on conventional financing, and many investment properties qualify between 15 and 25 percent down depending on the loan type. DSCR investor loans usually sit at 20 to 25 percent down. The right structure depends on how you will use the property, so it is worth a quick conversation before you assume you need a full 20 percent.
It depends on the loan. Conventional loans generally start at a 620 credit score, VA loans are more flexible and have no set minimum from the VA itself, jumbo loans usually want 700 or higher, and DSCR investor loans typically start around 620 to 660. A higher score lowers your rate, but score is only one piece, and we regularly find a path for borrowers who assume they will not qualify.
Tell us about your situation and Eli will personally reach out, usually within the hour. No hard sell, no pressure. Just a straight conversation about what's possible.