Does PHILANYA Offer Commercial or Business-Purpose Loans in Florida?

Yes. PHILANYA, INC. offers business-purpose and commercial lending alongside its consumer mortgage services. This page covers non-consumer lending only. Business-purpose loans are available across a 30-state service area. Commercial loans are handled nationwide. If you are a real estate investor, business owner, or developer looking for financing beyond the standard consumer mortgage, PHILANYA works with wholesale lenders and commercial lending partners who can structure the right product for your situation.

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Reach the PHILANYA team at philanya.com or call 904-824-9133.

 

Important distinction: This page covers business-purpose and commercial loans only. Consumer mortgage loans — for primary residences and second homes — are available to Florida borrowers separately. See Florida VA Loans, FHA Loans, and USDA Loans for consumer mortgage information.

What Are Business-Purpose Loans?

A business-purpose loan is financing used for investment, business, or commercial purposes — not for a primary residence or second home you personally occupy. Common examples include:

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DSCR loans (Debt Service Coverage Ratio): Investor loans underwritten on the property's rental income rather than the borrower's personal income. Popular with real estate investors who own multiple properties or are self-employed.

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Fix-and-flip loans: Short-term financing for investors purchasing, renovating, and reselling properties.

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Rental property loans: Long-term financing for 1–4 unit, 5-8 unit, and 9-29 unit investment properties.

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Bridge loans: Short-term financing that bridges the gap between acquiring a new property and the sale of an existing one, or between purchase and permanent financing. Typically, 6 to 24 months. 

1031 Exchange with Bridge Loan: A 1031 Exchange is a tax-deferred strategy that enables an investor to swap one investment property for another without incurring any immediate capital gains taxes. It’s a fantastic tool for those looking to optimize their real estate investments and potentially grow their portfolio.

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Asset Depletion / Asset Qualifier: Borrowers with great credit, but no steady monthly income, may be able to use their assets to qualify for a mortgage.

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Bank Statement Loans: This program is designed for self-employed borrowers, which may include:

• Clients who recently transitioned from W-2 employment to running their own business

• Those with multiple income streams

• High-commission salespeople whose write-offs work against them at conventional lenders

Foreign National & ITIN Loans: International buyers are some of the most financially strong clients in the U.S. market, and most assume cash is their only option. Without a Social Security number or U.S. tax returns, they think financing is off the table, so they pay cash and leave leverage on the table entirely.

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What We Look At: 

• Employer letter for foreign nationals with traditional employment abroad

• CPA letter for business owners and self-employed borrowers

• Property cash flow (DSCR) for borrowers qualifying on the investment property’s rent

• Foreign credit report or credit reference letter, showing 3 open tradelines with a 2-year history and no late payments, with a 0x30x24 mortgage history requirement (waived at 50% LTV or below) 

• Foreign asset statements for the reserve requirement

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What We Don't Look At:

• U.S. tax returns

• Social Security number

• U.S. credit history, evaluated on 3 active tradelines with a 2-year history, a 0x30x24 mortgage history, and 36 months of seasoning since any bankruptcy, foreclosure, short sale, or modification 

• Personal DTI in the conventional sense

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Visa Eligibility:

We accept a wide range of visa types, including B-1, B-2, F-1 (subject to senior management approval), H-2, H-3, H-I, J-1, J-2, O-2, P1, and P2. For Chinese foreign nationals in Florida or Oklahoma, we require B-1 or B-1/B-2 combination visas only. If your borrower’s visa status isn’t on this list, submit the scenario anyway — we evaluate eligibility case by case.

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Ground Up Construction Loans: Our Ground-Up Construction loans are built for experienced builders who need flexible financing to move quickly. We offer fast pre-qualifications, flexible terms, and a loan process that keeps things moving, so you can help your clients start building without unnecessary delays.

Jumbo Loans: A jumbo loan finances properties that exceed the conforming loan limits set each year by the Federal Housing Finance Agency — currently $766,550 in most U.S. markets, higher in designated high-cost areas. If the home you want is priced above that ceiling, this is the loan product built for it.

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Key characteristics:

• Loan amounts above current conforming limits

• Stronger credit and income documentation typically required

• Down payment requirements often higher than conventional minimums

• Cash reserves after closing are usually part of the qualification picture

• Available for primary residences, second homes, and investment properties

Because jumbo loans sit outside the Fannie Mae and Freddie Mac framework, every lender sets its own rules — and rates and terms can vary significantly from one to the next. We shop the market on your behalf so you're not stuck with the first number you see.

Non-Warrantable Condo Loans: A condo is "non-warrantable" when it doesn't meet the guidelines required by Fannie Mae or Freddie Mac — which means most traditional lenders won't touch it. This happens more often than you'd think: a single investor owns too many units in the building, the HOA carries active litigation, the development has a high percentage of short-term rentals, or the commercial-to-residential ratio is out of balance.

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Common reasons a condo falls outside standard guidelines:

• One entity (investor or developer) owns more than 10% of the units

• Pending or active litigation involving the HOA

• High concentration of short-term or vacation rentals

• Significant commercial space relative to residential

• New construction projects that haven't met pre-sale thresholds

Non-warrantable doesn't mean un-fundable — it means you need the right lender. We work with portfolio lenders who underwrite these deals in-house, and we'll match you with the program that fits your specific building's profile.

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Profit & Loss (P&L) Program: A P&L loan is a non-traditional mortgage designed for self-employed borrowers whose tax returns don't tell the full story of what they earn. If your business write-offs significantly reduce your taxable income on paper, a P&L loan lets you qualify using your business's profit and loss statements instead — no W-2s, no tax returns required.

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What you'll typically need:

• 12 to 24 months of business P&L statements, usually CPA-prepared

• Business bank statements to support the P&L figures

• Strong credit profile and demonstrated business stability

• Down payment requirements vary by lender and loan amount

• Available for purchase and refinance of primary residences and investment properties

This loan type sits in the Non-QM space, which means the terms differ from conventional financing — but for many self-employed borrowers, it's the most accurate reflection of real earning power. We work with lenders who specialize in alternative income documentation and will help you build the strongest file for approval.

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Super Prime & Alt-A Non-QM Loans: Non-QM loans are mortgage products that fall outside the strict federal guidelines governing conventional financing. Super Prime Non-QM serves borrowers with excellent credit and strong assets who simply have non-traditional income or an unconventional property situation. Alt-A Non-QM covers borrowers with solid profiles who have one or two complicating factors — an unusual income source, a recent credit event, or a property type that doesn't qualify for agency programs.

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Common scenarios these programs serve:

• High-asset borrowers using asset depletion or asset-based income calculations

• Investors qualifying through Debt Service Coverage Ratio (DSCR) rather than personal income

• Borrowers with prior credit events that fall outside conventional seasoning requirements

• Unique or non-standard properties that don't meet agency guidelines

• Foreign national buyers or those with ITIN-based income

Non-QM programs carry their own underwriting logic, and the range of available terms and rates is wide — which is exactly where having an independent broker works to your advantage. Lenders compete, and you walk in knowing every option on the table.

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Business-purpose loans are available across PHILANYA's 30-state service area. Contact the team to confirm whether your target state is covered.

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Commercial Loans (Available all 50 states)

Commercial loans finance income-producing properties with five or more units, mixed-use buildings, office, retail, industrial, or other non-residential commercial real estate. They may also include business acquisition financing and certain SBA-affiliated structures.

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PHILANYA works with commercial lending partners nationwide. Types of commercial scenarios

PHILANYA can assist with:

• Multi-family properties (5+ units)

• Mixed-use buildings

• Retail and office acquisition

• SBA loan guidance and referrals

• Bridge financing for commercial acquisitions

DSCR Loans — Investor Financing Without Personal Income Verification

The DSCR is calculated by dividing the property's monthly rental income by its monthly debt obligations (principal, interest, taxes, insurance, and any HOA fees). A ratio of 1.0 means the property's rental income exactly covers its expenses. Most lenders prefer a ratio of 1.0 or higher.

Who uses DSCR loans:

• Self-employed investors whose tax returns show reduced income after deductions

• Experienced investors expanding a rental portfolio without income verification limitations

• Out-of-state investors purchasing Florida rental properties

PHILANYA works with wholesale lenders offering DSCR loan products across the 30-state service area.

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SBA Loan Guidance (Available all 50 states)

The Small Business Administration (SBA) offers loan programs that help small business owners access capital for business acquisition, expansion, equipment, and real estate. SBA 7(a) and SBA 504 loans are the two primary programs. PHILANYA provides guidance on SBA loan options and works with SBA-approved lending partners to structure the right approach for your situation.

Frequently Asked Questions — Commercial and Business-Purpose Lending

Q: Does PHILANYA offer commercial or business-purpose loans in Florida? Yes. PHILANYA offers business-purpose loans across a 30-state service area and commercial loans nationwide. Florida is included in both. This is separate from consumer mortgage services, which are available to Florida borrowers for primary residences and second homes.

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Q: What is a DSCR loan and how does it work? A DSCR loan qualifies based on a property's rental income rather than the borrower's personal income. It is popular with self-employed investors and those with complex tax returns. PHILANYA works with wholesale lenders offering DSCR products across its 30-state service area.

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Q: Can PHILANYA help with SBA loans for my Florida business? PHILANYA provides guidance on SBA 7(a) and 504 programs and works with SBA-approved lending partners where applicable. The first step is a conversation about your business situation and goals.

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Q: What is bridge financing and when does it make sense? Bridge financing is short-term lending — typically 6 to 24 months — that provides capital while a longer-term financing solution is arranged or a renovation project is completed. Common for value-add commercial acquisitions. PHILANYA works with bridge lending partners for qualifying commercial and investment scenarios.

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Q: Does PHILANYA work with out-of-state investors buying Florida rental properties? Yes. DSCR and investor real estate financing is available for Florida investment properties regardless of where the borrower lives. Contact PHILANYA to confirm coverage for your specific state and property type.

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Q: How is commercial lending different from a consumer mortgage? Consumer mortgages follow standardized underwriting — income verification, credit scores, DTI ratios, and government-backed guidelines. Commercial loans are underwritten primarily on the property's performance and the borrower's business profile. Terms, documentation, fees, and timelines differ significantly.