Updated · Mike Certo, NMLS #260555
Florida Real Estate Agent Lender Partner
Florida real estate agents face deal friction unique to Florida, condo HOA review, hurricane insurance, flood insurance, and post-Surfside structural integrity requirements. Mike Certo helps Florida agents close the complex deals.
Why Florida real estate agents refer to Mike
- Condo HOA navigation: Mike works through Florida condo HOA financial review, Milestone Inspection status, reserve studies, and lender questionnaires for non-warrantable scenarios.
- CCBS rescue: Buyer's offer is Contract Contingent on Buyer Sale. Mike's bridge structure removes the contingency.
- Self-employed Florida buyers: NonQM bank statement, P&L only, asset qualifier. Florida has high self-employed buyer concentration.
- Jumbo Florida buyers: Full-doc, alt-doc, super-jumbo, Medical Professionals jumbo.
- Investor and STR financing: DSCR for Florida rental property. Short-term rental ordinance varies wildly by county/city.
- Out-of-state buyers entering Florida: Mike coordinates cross-state financing.
Florida condo deal friction (where Mike helps)
Florida condo financing is harder than it was 5 years ago. After SB 4-D and SB 154 (post-Surfside), lenders look at HOA financials more carefully. Mike helps agents identify financeability issues early in the process so deals don't fall apart at appraisal/condo questionnaire stage:
- Pre-screening condo HOA financials before contract
- Identifying buildings with active Milestone Inspection issues
- Flagging unfunded special assessments early
- Routing non-warrantable condos to appropriate lender programs
Hurricane and flood insurance impact
Florida insurance can derail a deal at the underwriting stage. Mike helps agents verify insurance quotes BEFORE contract so the qualifying ratios actually work. This is especially important for:
- Coastal properties (wind insurance / Citizens)
- FEMA flood zone properties (flood insurance)
- Older properties with outdated wind mitigation features
- Properties with prior insurance claims
RESPA-compliant co-marketing
Mike co-markets with Florida real estate agents in RESPA-safe ways:
- Joint educational content (with proper attribution)
- Shared community engagement (open houses, agent-buyer education)
- Appropriate fair-market-value cost-sharing arrangements documented per RESPA standards
What we do NOT do: kickbacks, things of value in exchange for referrals, or any arrangement that violates RESPA Section 8.
Communication expectations
- 20-minute initial scenario review (not a 5-day callback)
- Pre-approval letters in 3-7 days after document submission
- Direct loan-officer access throughout the file, not a call-center experience
- Real-time loan status updates so agents know where each file stands
- Coordination with listing agents on bridge or BBYS files
Submit a scenario
If you have a Florida buyer scenario you'd like Mike to review, submit through the form below or call. Most scenarios get a yes/no/maybe answer within the 20-minute initial call.
Related
FAQ
Does Mike work with all Florida real estate agents?
Yes. Mike works with any Florida real estate agent representing a buyer who needs Cornerstone financing. No exclusive arrangements required.
Can Mike pre-screen condo HOA financials?
Yes, if the listing agent shares HOA financial documents (budget, reserve study, insurance cert, Milestone Inspection status), Mike can flag financeability issues before contract.
How fast can Mike issue a pre-approval letter on a CCBS rescue?
Typically 3-7 days after complete buyer documents arrive.
Does Mike work statewide Florida or just specific regions?
Statewide. Mike has worked files in Miami-Dade, Broward, Palm Beach, Orlando area, Tampa Bay, Jacksonville, and panhandle Florida.