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Investor HELOC in Florida

A line of credit on your rental, second home or investment property. Put trapped equity to work on the next deal without refinancing the low rate on your first mortgage.

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Investment OK
Rentals, second homes, primary
$50k–$1M
Line of credit
First stays put
No refinance of your existing loan
No tax returns
Bank statement option for investors
Investor HELOC

Equity is capital. A HELOC lets you use it.

Florida rentals bought before 2022 are sitting on large equity and small first-mortgage rates. Selling loses the asset. Refinancing loses the rate. An investor HELOC leaves both in place and gives you a revolving line against the difference.

Eligible properties

  • Single-family rentals and condos in Florida
  • Second and vacation homes, including short-term rentals
  • Your primary residence, to fund an investment purchase
  • Property titled in an LLC
  • Statewide: Miami, Fort Lauderdale, Tampa, Orlando, Naples and everywhere between

How investors use it

  • Down payment on the next property, then repay and reuse
  • Renovations between tenants without a construction loan
  • Paying off hard money or bridge debt after a BRRRR
  • A standing reserve for vacancies, roofs and insurance

Qualifying on real estate income

Investors are often self-employed twice over: a business plus a portfolio, with depreciation on every property pulling taxable income down. Our Bank Statement HELOC qualifies you on 12 months of deposits instead, and rent deposits count. Looking for a loan underwritten on the property’s rent alone? That is a DSCR loan, a separate program from the HELOC, and we can talk you through both.

  • 12 months of bank statements, no tax returns
  • Rental deposits and business deposits both count
  • Expense factor as low as 25% on business accounts
  • Minimum credit score 660
Apply now Bank Statement HELOC details
Cash-out refinance vs. investor HELOC
×
Cash-out refinance
Replaces your low-rate first mortgage · interest on the whole balance from day one
Investor HELOC
First mortgage untouched · interest only on what you draw · reuse the line
Lines from $50,000 to $1,000,000 on Florida investment property.
Example

One line, several deals

1

Open the line

A Fort Lauderdale duplex bought in 2019 is worth $900,000 with $420,000 owed. An investor HELOC behind the first mortgage opens up to roughly $300,000 of that equity, subject to the occupancy loan-to-value limit.

2

Draw for the next purchase

$150,000 goes to the down payment and closing costs on a Tampa rental. Interest accrues only on the $150,000 drawn, not the full line.

3

Repay and repeat

Rents and a later refinance of the Tampa property pay the line back down. The credit is available again for the deal after that.

Illustrative only. Your line amount depends on occupancy, value, credit and income documentation.

Questions

Investor HELOC FAQ

Can I get a HELOC on a rental or investment property in Florida? +
Yes. Our Digital HELOC is available on second homes and investment properties in Florida, not just primary residences. Lines run from $50,000 to $1,000,000. Maximum loan-to-value and pricing differ by occupancy, so an investment property will generally qualify for a somewhat lower percentage of value than the home you live in.
How do real estate investors document income for a HELOC? +
Two ways. Investors with W-2 or tax-return income use it in the usual way. Investors whose income is mostly rents and business deposits can use our Bank Statement HELOC: 12 months of bank statements, with rental deposits counting as income, no tax returns. A HELOC is not a DSCR loan: DSCR is a separate purchase and refinance program underwritten on the property’s rent alone, and if that is what you need we offer it too. The HELOC qualifies on your income, with rents counting toward it.
Can I use an investor HELOC to buy another property? +
That is the most common use. Draw the down payment on the next rental from the equity in one you already own, close, then pay the line back down from rents or a refinance and use it again. Because it is a revolving line, one HELOC can fund several acquisitions over time.
Does an investor HELOC touch my existing mortgage? +
No. The line sits behind your current first mortgage as a second lien. If you locked a low rate on the rental years ago, you keep it. That is the main reason investors choose a HELOC over a cash-out refinance today.
What if the property is titled in an LLC? +
Yes. Property held in an LLC is allowed on the Investor HELOC. Tell us how the property is vested when you apply so we can request the right entity documents up front and keep the file moving.
Is an investor HELOC the same as a DSCR loan? +
No. A DSCR loan is a separate purchase or refinance program where the property qualifies on its own rent (debt service coverage ratio) and your personal income is not part of the file. An investor HELOC is a line of credit behind the mortgage you already have, qualified on your income, with rental deposits counting toward it. People searching for a “DSCR HELOC” usually want one of the two; we offer both, so tell us the goal and we will point you to the right one.
Is there a limit on how many properties I can own? +
Portfolio size is reviewed as part of underwriting, but owning several financed properties does not rule you out. Investors with larger portfolios usually pair the line with bank statement documentation, since rents flowing through one account are the easiest income to show.
Is a HELOC or a fixed second mortgage better for an investor? +
A HELOC suits investors who want reusable capital: down payments, renovations between tenants, a reserve for vacancies. A fixed-rate second mortgage suits one-time needs where a predictable payment matters more than flexibility, such as pulling a set amount to pay off a hard-money loan.
Related programs

Other ways to tap your Florida home equity

Bank Statement HELOC →

Qualify with 12 months of bank statements instead of tax returns. Lines from $50,000 to $1,000,000.

Self-Employed HELOC →

For business owners, 1099 contractors and freelancers whose tax returns understate what they earn.

Bank Statement Second Mortgage →

A fixed-rate closed-end second (HELOAN) up to $750,000. Keep your low first-mortgage rate.

Available statewide. City guides: Miami · Fort Lauderdale · Boca Raton · West Palm Beach · Tampa · Miami Beach all service areas →

Put your Florida rental equity to work.

See a personalized Investor HELOC rate. Rates starting at 6.75%*.

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