Real estate investing in Florida offers real opportunity — but financing an investment property works differently than financing a primary residence, and most investors don't find that out until they are already in the process. This free monthly class, taught live online by Philip Seely of PHILANYA, INC., covers the financing side of real estate investing in plain language: how investment property loans work, what DSCR lending is, how business-purpose loans differ from consumer mortgages, and how to think about building a real estate portfolio over time. Free to attend. No obligation.
Free | Live online | Runs monthly
Who This Class Is For
This class is for Florida residents and real estate professionals who want to understand the financing side of real estate investing — whether they are buying their first investment property or thinking about building a portfolio.
This class is the right fit if you are:
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A Florida resident interested in purchasing an investment property for the first time
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A current homeowner considering using your existing equity to fund an investment purchase
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A real estate agent whose clients ask about investment property financing and you want better answers
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A veteran exploring real estate investing as a wealth-building strategy
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Anyone who has asked "how do I finance a rental property in Florida" and wants a clear answer
Important note on geography: Investment property loans are business-purpose loans. PHILANYA serves investors across 30 states for business-purpose lending. The Florida-only consumer mortgage service area does not apply to investment property financing. If you are located outside Florida, this class and PHILANYA's investment lending may still be relevant to you.
What You Will Learn
How Investment Property Financing Works
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The fundamental difference between financing a primary residence and financing an investment property
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Why investment property loans are classified as business-purpose loans — and what that means for you
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How PHILANYA serves investors across 30 states for investment property financing (not limited to Florida)
Loan Types for Real Estate Investors
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Conventional investment loans: requirements, down payments, and reserve requirements
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DSCR loans (Debt Service Coverage Ratio): what they are, how they qualify based on rental income rather than personal income, and when they make sense
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Bridge loans: short-term financing to acquire a property before permanent financing is in place
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Business-purpose loans: how they differ from consumer mortgages and why the distinction matters
What Lenders Look at for Investment Properties
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How DSCR is calculated and what ratio lenders require
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Rental income documentation: leases, market rents, and appraisal approaches
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Reserve requirements for investment property loans
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Entity structures: personal ownership versus LLC ownership and how it affects financing
Using Existing Equity to Fund an Investment
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Cash-out refinancing on a primary or existing investment property
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HELOCs on investment properties
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How to model whether the numbers work before you commit
Florida Market Considerations
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Market overview: what is working for investors in Florida right now
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Short-term rental (Airbnb/VRBO) considerations and how lenders treat projected rental income
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Insurance and flood zone considerations for Florida investment properties
How PHILANYA Works with Investors
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Broker model: PHILANYA works with multiple wholesale lenders, giving you more options than a single bank can offer
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Investment property expertise: PHILANYA's experience across multiple loan types for investors
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No single-bank limitation: lenders compete for your business
Common Investor Financing Mistakes
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Underestimating reserve requirements
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Choosing the wrong loan structure for the investment strategy
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Not accounting for property management and maintenance costs in the DSCR calculation
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Assuming consumer mortgage rules apply to investment property loans
Q&A with Philip Seely
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Bring your specific scenarios. Every session ends with open Q&A
Your Instructor
Philip Seely is the President and Broker Owner of PHILANYA, INC., a 100% Veteran-Owned independent mortgage brokerage in Saint Augustine, Florida. He has been a loan officer and licensed mortgage broker since 1993 — more than 30 years helping Florida families buy homes, refinance, and navigate the mortgage process. He served in the United States Army and has spent his career making financial decisions clearer and less intimidating for the people he works with.
Philip teaches this class personally. He does not use slides full of jargon. He explains the mortgage process the way he would explain it to a family member — directly, clearly, and with the full picture.
Format and Delivery
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Live online monthly sessions — taught by Philip Seely via video conference
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Interactive with Q&A at the end of every session
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Free to attend, no obligation to work with PHILANYA afterward
Frequently Asked Questions — Real Estate Investor Class
Q: Is this class really free? Yes. The Real Estate Investor Class is completely free to attend. There is no registration fee, no hidden charge, and no obligation to work with PHILANYA or apply for a loan after attending.
Q: Who is this class for? This class is for Florida residents and real estate professionals interested in investment property financing — whether they are purchasing their first rental property, considering a DSCR loan, exploring how to leverage existing equity, or just want to understand how investment property loans differ from consumer mortgages.
Q: Do I need to already own a property to attend? No. You can attend at any stage — whether you are researching before your first investment, actively looking at properties, or already own investment properties and want to understand your financing options better.
Q: Is investment property financing available outside Florida? Yes. Investment property loans are business-purpose loans, not consumer mortgages. PHILANYA serves investors across 30 states for business-purpose lending. The Florida-only consumer mortgage service area does not apply to investment property financing.
Q: What is a DSCR loan? A DSCR loan (Debt Service Coverage Ratio loan) is an investment property loan that qualifies based on the rental income the property generates rather than the borrower's personal income. Lenders calculate the ratio of the property's rental income to its debt service (the monthly loan payment). A ratio above 1.0 means the property generates more income than the loan costs. DSCR loans are popular with real estate investors, self-employed borrowers, and anyone whose personal income documentation is complex.
Q: Will I be pressured to work with PHILANYA after the class? No. This is an education class, not a sales presentation. There is no obligation and no follow-up pressure. If you want to discuss your specific situation with Philip or the PHILANYA team after the class, you are welcome to do so.
Q: How do I register? Register at philanya.com/book-online. After booking, the PHILANYA team will send your meeting link and session details.