Free Resource for Florida Real Estate Agents
Jhenesis Mortgage · Deal Saver Toolkit
When the Bank Says No,
There’s Still a Path.
Six specialty loan programs that close the deals conventional lenders walk away from — for agents who want to stop losing clients at the finish line.
Every agent has had that client — the one who’s ready, motivated, and loses their shot because a big bank’s underwriter said no. That call doesn’t have to end the deal. It’s the beginning of a different conversation.
The Toolkit
6 Programs. Every Borrower Profile.
Know which loan fits before you make the call — and exactly what to tell your client.
Program 01
DSCR Loan
For Real Estate Investors
The buyer who owns (or wants to own) rental properties — but their tax return doesn’t show enough income to qualify conventionally.
- Qualifies on the property’s rental income, not the borrower’s W-2 or tax returns
- Perfect for self-employed investors with heavy depreciation write-offs
- Works for short-term rentals (Airbnb/VRBO) and long-term holds
- No income verification required — just the rent schedule
- Minimum credit score typically 640+
Tell Your Client:
“Your tax return doesn’t matter here. The property pays for itself — and that’s how we qualify you.”
Program 02
Bank Statement
For the Self-Employed Buyer
The entrepreneur, freelancer, or business owner who makes real money — but writes off most of it on their taxes.
- 12 or 24 months of personal or business bank statements instead of tax returns
- Income calculated from actual deposits — not Schedule C adjusted gross income
- Great for sole proprietors, S-corps, and LLC owners
- No W-2, no paystubs, no problem
- Competitive rates for qualified borrowers
Tell Your Client:
“We use your actual bank deposits to qualify you. Your write-offs don’t work against you here.”
Program 03
ITIN Loan
For Buyers Without an SSN
The hardworking buyer who pays U.S. taxes, has verifiable income, and never received a Social Security number.
- Uses Individual Taxpayer Identification Number (ITIN) in place of SSN
- No immigration status requirements — just verifiable income and credit history
- Available for primary residence, second home, and investment properties
- Two years of tax returns filed using ITIN typically required
- Strong demand across Central Florida’s international community
Tell Your Client:
“You don’t need a Social Security number to buy a home in Florida. You need a lender who knows the path.”
Program 04
Foreign National
For International Buyers
Canadian snowbirds, Latin American investors, European vacation home buyers — who don’t have U.S. credit history.
- No U.S. credit history required — foreign credit accepted
- Eligible for vacation homes and investment properties
- Down payment typically 25–30%
- Asset-based and income-based qualification options available
- FIRPTA and SB 264 guidance provided for applicable buyers
Tell Your Client:
“Being outside the U.S. doesn’t mean you can’t own here. Florida is one of the most international real estate markets in the world.”
Program 05
Non-QM Loan
For Borrowers Who Don’t Fit the Box
The buyer with a recent credit event, unconventional income, or unusual asset profile — who’d be declined by a conventional lender on day one.
- Credit scores as low as 580 on select programs
- Recent bankruptcies or foreclosures — shorter waiting periods than FHA/conventional
- Asset depletion and asset-based income qualification options
- Commission-only, seasonal, and irregular income accepted
- Portfolio lender relationships for complex scenarios
Tell Your Client:
“The big banks have a checklist. We have underwriters who look at the whole picture.”
Program 06
VA Loan
For Veterans & Active Military
The veteran or active-duty service member who earned one of the most powerful loan benefits in the country — and likely has no idea.
- Zero down payment — no PMI, ever
- Competitive rates, typically below conventional
- Full entitlement can be restored and reused multiple times
- Available for veterans, active duty, surviving spouses
- Certificate of Eligibility required — we help obtain it
Tell Your Client:
“You earned this benefit. It doesn’t expire, and most lenders won’t bring it up. I will.”
The Stat That Changes Everything
Only 15% of Veterans Ever
Use Their VA Loan Benefit.
That means 85% of your veteran clients are leaving a zero-down, no-PMI, below-market-rate benefit on the table — often because no one told them they had it.
- The VA loan has the lowest average rate of any purchase loan program
- No down payment — none
- No private mortgage insurance, saving hundreds per month
- Benefit is lifetime — can be restored and reused
- Florida has one of the highest veteran populations in the U.S.
85%
of veterans never use their VA loan benefit — even though they earned it
$0
down payment required — plus no PMI for the life of the loan
Agent’s Desk Reference
One Table. Every Scenario.
Bookmark this. Print it. When a buyer situation comes up, here’s your fast path to the right call.
| Program | Buyer Profile | Key Qualifier | Tag |
|---|---|---|---|
| DSCR | Investor buying rental property — self-employed, heavy write-offs, or retired | Property cash flow covers the mortgage payment (DSCR ≥ 1.0) | Investor |
| Bank Statement | Business owner, freelancer, or 1099 worker whose tax return understates income | 12–24 months of bank statements showing consistent deposits | Self-Employed |
| ITIN | Buyer who files U.S. taxes with an ITIN, no SSN, but has verifiable income | Valid ITIN + 2 years of tax returns + stable income | ITIN Holder |
| Foreign National | International buyer — Canadian, Latin American, European — purchasing in Florida | 25–30% down + foreign income/asset documentation | International |
| Non-QM | Buyer with past credit events, low FICO, or irregular income profile | 580+ credit; asset-based or alternative income docs accepted | Complex Credit |
| VA Loan | Veteran, active-duty service member, or surviving spouse with VA entitlement | Certificate of Eligibility (COE) — we help obtain it | Military |
Got a Tricky Buyer?
Let’s Talk Before You Give Up.
Send me the scenario — I’ll tell you within 24 hours whether there’s a path and what program fits. No commitment. No runaround. Just answers.