How 5/6, 7/6 and 10/6 ARMs work, FHA and VA ARMs, a real worst-case example, and who an ARM fits, from a Jacksonville mortgage broker.

When the bank turns you down, a property-based private lender may still fund your investment or commercial deal. How it works, typical terms, and how to use it as a bridge.

Self-employed in St. Augustine, Ponte Vedra or Nocatee? Qualify with 12 or 24 months of bank statements, a P&L or 1099s instead of tax returns.

Self-employed on Amelia Island or in Yulee? Qualify for a home loan with 12 or 24 months of bank statements, a P&L or 1099s instead of tax returns.

Self-employed in Clay County? Qualify for a mortgage with 12 or 24 months of bank statements, a P&L or 1099s instead of tax returns.

A plain-English breakdown of Florida closing costs: doc stamps, intangible tax, title insurance, prepaids, who customarily pays what in Northeast Florida, and seller-credit limits for conventional, FHA, VA and USDA.