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 deals other lenders walk away from.
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- Older properties with outdated wind mitigation features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.