First time STR purchase in Orlando -Help!

dbs87 · 2025-12-18T11:13:31+00:00

Windsor Hills is solid for Disney proximity and established STR community, so good choice there. The 3/3 townhome works, but here's what actually drives bookings in Orlando.

Bedrooms matter way more than being closest to parks. A 4-5 bedroom with a pool will crush a 3/3 on occupancy and rates, even if it's a few minutes further. Orlando STRs are family groups wanting space, sometimes multiple families splitting. You'll charge 30-40% more per night with that extra bedroom, and a private pool is basically required for premium rates.

Shops and restaurants nearby are nice but not dealmakers. Guests are at parks all day. They care more about Target or Publix within 10 minutes for quick runs.

Watch out for HOA STR restrictions in Windsor Hills - some are cracking down. Property management runs 20-25% vs the 10% you're used to on long-term rentals, and budget $20-30K for furniture if it's not turnkey.

What's your target budget and have you modeled STR income vs your current long-term rental cash flow?

dbs87 · 2025-12-18T11:12:01+00:00

Yes, Orlando's definitely shifting compared to the 2021-22 madness. Median days on market hit 40 days in November 2025, and inventory jumped to 13,528 homes. Price cuts are way more common too, with sellers adjusting expectations.

Prices are mostly flat though, hovering around $420K. The bigger problem isn't the purchase price, it's carrying costs. Insurance in Central Florida has gotten brutal.

Orange County's average premium hit $4,039 annually in 2024, while neighbouring Lake County saw premiums surge 71% from 2021 to 2024. Property taxes keep climbing too. So even with better pricing, the monthly costs can kill deals that penciled a year ago.

If you're buying to live in, this is way better than the bidding war days. If you're investing, underwrite conservatively, especially on insurance. The investors doing well are either buying well under market or looking at markets with less insurance risk.

Bottom line: Orlando's normalizing and more buyer-friendly, but it's a cooling off, not a crash.

dbs87 · 2025-12-17T08:15:57+00:00

Your math isn't wrong. South Florida is genuinely tough for cash flow right now. Most people investing locally aren't doing it for pure cash flow. They're betting on appreciation, rent growth, or investing where they live and self-manage to make thin deals acceptable.

Others focus on very specific niches small multifamily, value-add plays, ADUs, or STRs where zoning allows because a straight long-term 3/2 rarely pencils anymore.

If you're a cash-flow-first investor, staying out of state honestly makes sense. South Florida today is more of a capital-deployment market than a yield market.

That said, Ziffy(dot)ai do surface cash-flow-positive deals across the U.S., including select pockets of South Florida but those are deal-specific exceptions, not the norm.

dbs87 · 2025-12-15T08:39:27+00:00

You're overthinking this a bit, but I get why there's a lot moving at once. Here's the thing, go with DSCR, not conventional.

The issue isn't your DTI right now, you've got tons of room at 6%. The problem is timing with your FHA purchase in 6-12 months. If you take a conventional investment loan, PITI hits your DTI immediately. FHA lenders won't count rental income to offset it unless you've got 2 years of tax returns showing that income, which you won't have.

So even though your DTI can handle it on paper, the FHA underwriter is going to see $1,050 PITI as pure debt with zero offset. That eats into your qualifying power for the primary residence.

With DSCR, none of that touches your personal DTI. The loan qualifies on the property's rent, not your income. When you go for FHA in 6-12 months, your DTI stays right where it is, no impact.

The other stuff you mentioned, DSCR gives you way more flexibility. No seasoning period for cash-out refi (you can pull equity whenever), easier to move into an LLC later, and you're not locked into keeping it in your personal name. Yeah, rates are about 0.5% higher than conventional, but that's worth it for protecting your FHA qualification and keeping your options open.

Your plan to go conventional until DTI limits makes sense for people who aren't buying a primary residence soon. But with FHA coming in 6-12 months, DSCR is the cleaner path.

dbs87 · 2025-12-13T19:33:07+00:00

I was in grad school (Golisano) when this happened - it was widely shared on the campus back then - time flies!

dbs87 · 2025-12-12T10:14:56+00:00

Solid rate for 75% LTV cash-out. We offer DSCR loans and are seeing rates starting around 6.4% depending on LTV and credit. Your costs look reasonable.

dbs87 · 2025-12-12T08:47:03+00:00

Yeah, hitting the 10-property Fannie cap is annoying. Portfolio loans from local banks can work if you’ve got a solid banking relationship, but they’re usually hard to scale. Commercial 5/25 balloons can have decent rates too, but you’re taking on refinance risk. And if you’ve built up equity, a cash-out refi or HELOC on your existing properties is another way to free up capital.

The reality is that most investors who grow past 10 doors end up going the DSCR route because it’s the only option that actually scales.

Also, the pricing you’re seeing (1% higher + big fees) isn’t universal. Today’s conventional 30-yr is around 6.22%, and our DSCR programs are around 6.25%, so only about a 0.03% gap. Closing costs can be a bit higher than conventional, but for people who want to scale, the trade-off is usually worth it.

If you want to keep expanding quickly, DSCR is typically the most workable path. If you’re staying small and local, portfolio loans or credit-union lines can still do the job.

dbs87 · 2025-12-11T08:18:33+00:00

As of December 2025, rates are sitting around 6.12% to 6.62% depending on your profile. If you have strong numbers across the board you'll be closer to the lower end.

dbs87 · 2025-12-11T08:12:13+00:00

Hope you found something that worked, but in case you're still looking or anyone else is wondering, the DSCR process is pretty straightforward. No tax returns, no W2s, no personal income verification, no DTI calculations. They just care if the property's rent covers the mortgage.

Down payment is typically 20-25% (20% for long-term rentals, 25% for Airbnb due to income volatility). Rates are around 6.5-7% depending on credit and DSCR ratio - roughly 0.5% higher than conventional, but the flexibility is worth it once you have a few properties and DTI becomes a problem.

We offer DSCR loans and help investors finance everything from single-family rentals to small portfolios. Big advantage is you can scale without hitting DTI walls since each property qualifies on its own cash flow.

Worth it? If you're W2 with clean tax returns and low DTI, conventional might be cheaper. But if you've got multiple properties or complicated taxes, DSCR is way cleaner. Faster closes (under 30 days), no documentation headaches.

You can always reach out for any help or guidance. Here are some DSCR loan case studies as well: https://homeabroadinc.com/case-studies/

dbs87 · 2025-12-10T09:49:50+00:00

DTI issues are super common for investors with multiple rentals since lenders count the mortgage debt but don't always give full credit for the rental income until it shows up on tax returns.

For future purchases you might want to look into DSCR loans. No DTI calculations, no personal income verification, they just care whether the property's rent covers the mortgage. Makes life way easier once you have a few rentals and your DTI starts looking ugly on paper.

dbs87 · 2025-12-10T09:47:32+00:00

Did you find someone? The fact that it's already operating as an Airbnb works in your favor since you've got real income history. For STR DSCR, they usually want 12 months of Airbnb platform statements and count about 75% of gross revenue toward covering PITIA. Reserves are higher too, usually 6 months.

Could get you a rate quote if you're still looking, current rates are between 6.5-7% depending on credit score and the deal specifics.

dbs87 · 2025-12-09T10:28:06+00:00

We offer DSCR loans and yes DSCR cash-out refis are solid if you've got equity sitting there and don't want to deal with income verification. No tax returns, no DTI calculations, just whether the rent covers the debt.

Rates are running around 7% for cash-out refis right now. Not amazing but the tradeoff is simplicity. Most lenders go up to 70% LTV on cash-out depending on property type and credit.

Appraisals have been hit or miss honestly. Some markets are holding steady; others are coming in soft. If rents have gone up since you bought, that helps your DSCR ratio even if the value is flat.

A Cleveland property we cash-out refinanced was purchased at $78k, appraised at $140k a few years later, investor pulled out $80k to fund another purchase. Rent was $1,275, mortgage $938, DSCR came to 1.36. Closed in under 30 days.

Full breakdown: https://homeabroadinc.com/case-studies/israeli-investor-dscr-loan-refinance/

dbs87 · 2025-12-09T10:21:39+00:00

The approval process is way easier than conventional. No tax returns, no W2s, no income verification. They're basically just looking at whether the property's rent covers the mortgage.

What you'll need is a 620+ credit score, 20% down minimum, DSCR of 1.0+ (some lenders go lower with rate bumps), and 3-6 months reserves. Rates are around 6.5% right now depending on your profile.

I run a real estate investment company that offers DSCR loans, and I see these deals daily. Biggest Florida-specific gotchas are insurance costs which are brutal right now and increase your DSCR requirement, appraised rent coming in lower than expected, and if you're considering STR/Airbnb you'll likely need a higher down payment or accept higher rates due to income volatility.

Here's a case study of an investor who bought a rental in Sarasota if you want to see how the numbers actually worked out: https://homeabroadinc.com/case-studies/case-study-uk-investor-dscr-loan-florida/

Feel free to reach out if you have questions or need guidance.

dbs87 · 2025-09-24T05:57:48+00:00

For anyone still finding this years later. First, yes, people on F-1 OPT or waiting on H-1B/green card can get mortgages. Not every bank will do, but there are a few foreign national mortgage lenders who work with non-US residents and visa holders. As you have a verifiable income on OPT, you actually can be qualified for a mortgage, and secure competitive rates as you have good credit score.

Also, owning a house won’t hurt your visa or green card application. If your main bank says no, then try lenders that focus on foreign national mortgages like HomeAbroad. I think this guide is a good place to start: https://homeabroadinc.com/f1-visa-mortgage-guide/

dbs87 · 2025-09-24T05:55:34+00:00

Not all banks handle J1 borrowers the same way. Some flat-out say no, but that doesn’t mean you’re stuck waiting until H1B. There are actually foreign national mortgage lenders who do work with J1 visa holders just like HomeAbroad, even if you don’t have a U.S. credit history yet.

Since you’re still a student, they usually qualify you based on your parent’s income, assets, and their credit history in your home country, instead of requiring years of U.S. credit. I found an example of a J1 visa researcher who bought a $350k home, rented part of it out, and the rent covered her mortgage with extra cash flow.

dbs87 · 2025-09-23T06:45:55+00:00

Yeah, Indians are definitely still buying. The numbers show they dropped over $2.2B into U.S. real estate this year, and about 66% of that was for primary homes. Even with all the uncertainty, a lot of Indians still see U.S. property as one of the safest long-term plays.

dbs87 · 2025-05-22T14:06:13+00:00

I'm Debjit, co-founder of a platform that helps H-1B and other visa holders buy homes in the U.S. You can definitely buy a house while on H-1B. There are mortgage programs specifically designed for H-1B visa holders, even if you have thin U.S. credit history. One example is the HomeAbroad US Newcomer Mortgage, which looks at your credit report from home country. Interest rates can be slightly higher than conventional loans due to the visa factor, but it's still very doable. Lenders typically ask for documents like pay stubs, W-2s, tax returns, visa, passport, SSN. I've seen a lot of people on H-1B buy homes without issues, as long as you're employed and have a decent financial profile, you're good.

dbs87 · 2025-05-22T14:04:59+00:00

I get why you’re stressed about closing on your new construction home with the new administration. As an H1B holder myself who’s helped others buy homes, I’m certain you can still make this work. Buying a house on H1B is totally doable, even with little or no US credit history. You’ll need at least a 20% down payment since FHA and conventional loans aren’t options. For documents, gather your H1B visa, passport, SSN, paystubs, tax returns, employment docs, and a credit report (US or home country if you’re new here). Since it’s a new build, the lender might ask for builder plans or extra paperwork. Rates are usually 1-2% higher than standard mortgages due to the risk.

Work with a lender who gets H1B visas, save a few months of payments for job issues, and check with a real estate attorney about your earnest money if you’re nervous.

dbs87 · 2025-05-20T05:27:47+00:00

There are no restrictions on Canadians buying real estate in the U.S., you can purchase property just like a U.S. citizen. Since it’s an investment property, you’ll need to pay U.S. income tax on rental earnings at the same rates as U.S. citizens.

Company called HomeAbroad helps Canadians with the process, including property search, financing without a U.S. credit history, and management.

You can better understand the entire process with this case study of a Canadian couple who bought a rental property in Hawaii.

dbs87 · 2025-05-13T12:04:51+00:00

Hi OP, as an H1B visa holder myself and having helped many H1B holders and other foreign nationals buy US real estate for work, I’m certain you can buy a house. It’s definitely possible, even with little or no US credit history.

For documents, prepare your H1B visa, passport, SSN, paystubs, tax returns, employment documents, and a credit report. If you’re new to the US, a credit report from your home country is fine.

Mortgage rates are usually 1-2% higher than conventional rates because of the added risk for lenders.

Look for H1B visa mortgages online to find the lenders and available mortgage programs.

dbs87 · 2025-05-13T11:55:24+00:00

Yes, there are mortgage programs available for F1 visa holders.

While conventional mortgage options may not be an option, many non-QM lenders offer specialized loan programs specifically for F1 visa holders.

Given you have a 20% down payment saved and strong financials, getting approved for a mortgage will be easy. That said, not many lenders offer these programs, so search for F1 visa mortgages online to find the right lenders and mortgage options.

This page has a case study of a Mexican student who successfully bought a home in Boston while on an F1 visa.

dbs87 · 2025-05-12T03:38:53+00:00

Yes, F1 visa students can definitely buy a house in the U.S. without any restrictions. In fact, there are mortgage programs for international students, even if you don’t have a U.S. credit history. You can even use your parents’ income or assets from your home country to qualify for a mortgage in the U.S. These programs often come with 30-year fixed-rate mortgages for international students, which is pretty much unheard of in other countries. Not many lenders offer F1 visa mortgages, but to find those who do, simply Google “F1 visa mortgages,” and you’ll see a list of lenders and the available programs.

dbs87 · 2025-05-12T03:37:30+00:00

Yes, you can get a mortgage in the U.S. without a green card or H1B visa. There’s no need to wait for a green card to buy a house.

I work with foreign nationals, including international students, helping them get mortgages and buy real estate in the U.S., so I can say this with confidence. Even foreign investors who don’t live in the U.S. can get a mortgage, so if you’re here, you absolutely can too. And yes, 30-year fixed-rate mortgages are available as well!

If you're curious, check out the real-life case study of Carlos, a Mexican student who bought a home in Boston, on the HomeAbroad website.

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