Every Florida mortgage path we run.
Six specialized guides, one branch manager. Pick the situation that matches yours, then look at the specialized site for full program details, FAQs, and program-specific calculators.
Florida Down Payment Assistance
Designed for first-time and repeat Florida buyers who need help with the down payment, closing costs, or both. Cornerstone is approved for both Florida state-level DPA programs and the major national DPA options. We run the full menu — Florida Housing Finance Corporation (FHFC) statewide programs including the Hometown Heroes initiative for essential workers, plus six county Housing Finance Authority programs across Florida, plus national programs that work in Florida (Chenoa Fund, Arrive Home, Essex/NHF).
- FHFC Hometown Heroes: Statewide DPA for essential workers (teachers, healthcare, law enforcement, military, firefighters, and more) — TBA and Bond program structures.
- FHFC Standard TBA / Bond / TBA Plus: Statewide first mortgage + DPA options for general Florida buyers; TBA Plus adds enhanced down payment assistance.
- Orange County HFA Central Florida programs: Homebuyer's Dream Program and Housing Opportunities Program for Orange/Lake/Osceola/Seminole counties.
- HFA of Hillsborough County Home Sweet Home: Multi-county first-time-buyer program (Hillsborough, Pasco, Pinellas, Polk).
- HFA of Pinellas County Home Key Program: Pinellas-specific DPA with income and sales price limits.
- HFA of Manatee County Key to Homeownership: Manatee-specific DPA program.
- Escambia County HFA Big Splash Program: Escambia and Northwest Florida-specific DPA.
- Osceola County SHIP / Purchase Assistance: First-time homebuyer DPA for Osceola County residents.
- National programs: Chenoa Fund (FHA-paired), Arrive Home (ITIN borrower path), Essex/NHF (multi-tier FHA/VA/USDA/conventional).
One DPA program per transaction. Specific eligibility (income limits, purchase-price caps, FICO thresholds, occupancy, FTHB status, profession for Hometown Heroes) varies — call to talk through your scenario.
Buy Before You Sell (BBYS)
Bridge financing for the move-up buyer who needs to buy their next home before their current home sells. Removes the contingency from the offer — listing agents call this the deal-saver. Cornerstone's BBYS program lets the buyer write a clean offer; we underwrite the bridge based on equity in the existing home plus the new purchase.
- Common scenario: Contract Contingent on Buyer Sale (CCBS) deal where the seller doesn't want a contingent offer; BBYS removes the contingency and the offer reads as cash-equivalent
- Process: We underwrite the bridge alongside the new purchase mortgage; close concurrently or near-concurrently
- Audience: Consumer (move-up buyer) AND industry (listing agents who want their CCBS deal to actually close)
Self-Employed Loans
Tax returns underrepresent self-employed income because of legal deductions. Standard mortgage underwriting punishes that. We run the alternative paths: bank-statement loans (12 or 24 months), 1099 loans, and asset-qualifier loans (qualify on liquid assets without showing income).
- Bank Statement: Personal or business statements; we calculate average deposits as income
- 1099: Qualify on 1099 totals (often higher than the post-deduction tax-return number)
- Asset Qualifier: Use liquid assets (retirement, brokerage, savings) to derive a notional income
Jumbo & Medical Professionals
Loan amounts above conforming limits — full doc, alt doc, super jumbo (above $2M), plus the standout Medical Professionals program. Up to 100% LTV with NO PMI for physicians, dentists, and a specific list of credentialed medical roles. Residents and fellows eligible up to 150 days before start date.
- Medical Professionals eligible: MD, DO, DDS, DMD, DPM, DVM, PharmD, Ophthalmology MD/DO, Psychiatry MD/DO, CRNA with DNAP/DNP
- Up to 100% LTV at $1.5M with FICO 680; 100% at $2M with FICO 720; 95% at $2M with FICO 680
- Student loan exclusion: Deferred and IBR student loans excluded from DTI for residents and fellows on resident/fellow income
Investor & DSCR Loans
For real-estate investors. DSCR loans qualify on the rental income of the property — not your personal income. We finance below the 1.0 DSCR ratio that most lenders treat as the floor. Short-term rental specific products available for FL Airbnb/VRBO markets.
- DSCR: Below 1.0 financing available; standard rental property and short-term rental options
- No income docs required On most programs — qualify on the property's revenue projection
- Cash-out refinance and portfolio scaling For investors with multiple properties
First-Time Home Buyer Loans
For Florida buyers entering the market for the first time. FHA, USDA, conventional with low down payment options, and DPA-paired structures. We're licensed to pair the right of program + first mortgage to get you to closing with the smallest cash contribution that still makes financial sense.
- FHA: 3.5% down, FICO 580+ (with overlays)
- USDA: 0% down for eligible rural Florida properties
- Conventional 97: 3% down with private mortgage insurance
- DPA-paired: First mortgage + assistance; we run the math on which combo wins for your scenario
Not sure which program fits?
Call (480) 296-6513 for a free consult, or send your scenario through the form below. Mike and his team review every Florida scenario and respond within one business day — no commitment, no salesy follow-up, just an honest read on what’s possible.