When a buyer doesn't fit a big-bank box, the deal usually doesn't have to die. Self-employed income, a non-warrantable condo, or an investor buying in an LLC each have their own loan programs. The key is sending me the file before the deal is in trouble. Every file is reviewed individually, and approval depends on the lender's guidelines.
I'm Reinier Cancio, a Miami loan officer and a lending partner for South Florida agents. These are the scenarios agents send me most.
Match the buyer to the program
Your buyer | Program to explore | How they qualify | Typical down payment |
|---|---|---|---|
Self-employed, tax returns show too little | 12 or 24 months of deposits; 620 program floor | As little as 10% on a primary home, if well qualified | |
Condo building fails warrantability | Borrower and building review | About 20% on a primary home | |
Investor buying a rental, personally or in an LLC | The property's rent | 20–25% | |
Fix-and-flip or a deal that has to move fast | The property, scope of work, and exit plan | Set by the capital partner's underwriting | |
First-time buyer with little saved | Standard program guidelines | 3.5% FHA, 5% conventional, 0% VA and USDA if eligible |
Catch problems before the contract
Three early moves save more deals than anything I can do at the end:
Ask how they earn. If your buyer owns a business, works on 1099s, or writes off a lot, tell me on day one. Then we can line up the right documentation from the start.
Send me the condo building first. Litigation, heavy investor concentration, or a new project without agency approval can change the financing. I can review the budget, reserves, and special assessments before your buyer is in contract.
Get the exit plan from investors. For a flip or bridge deal, send the address, purchase price, scope of work, and exit plan up front.
What you can count on from me
Same-day callback. When you send a buyer, I reach out to them the same day.
Pre-qual letters evenings and weekends. Offer going in on a Saturday? Text me, and you'll get the letter once your buyer is pre-qualified.
Updates at every milestone. Application, appraisal, underwriting, conditions, and clear-to-close. You hear from me at each one.
English or Spanish. I handle the entire loan in Spanish when your buyer prefers it, and you can still get your updates in English.
Straight answers
Who finances self-employed buyers in Miami without tax returns?
I place self-employed buyers in bank-statement loans that qualify on 12 or 24 months of deposits instead of tax returns.
Can my buyer get a loan on a non-warrantable condo in Miami?
In many cases, yes. Send me the building name early so I can review it before your buyer commits.
What should I send when I refer a buyer?
Your buyer's name and phone number, the price range or property, and anything I should know, like self-employed, condo, investor, or credit concerns.
Does partnering cost anything?
No. All I ask is communication. If I text or email about your file, respond.
Have a buyer for me today?
Call or text (305) 492-2404, or email rc@reinierloans.com, with your buyer's name and number. More on how I work with agents is on my realtor page.
Reinier Cancio, NMLS #1615071, Loan Officer at Bold Mortgage (NMLS #386834), Miami, FL. Guidelines change and vary by scenario. Not a commitment to lend. Equal Housing Lender.
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