Program
FHA
Flexible option for many first time buyers with a lower cash to close path.
Homebuyers, Investors, and Self-Employed Borrowers
Florida Mortgage Guidance for Buyers and Specialty Scenarios
Clear next steps for homebuyers, investors, and self-employed borrowers
Serving all of Florida, with deep focus in Central Florida. My home base is Polk County, and I help buyers across Orlando and the communities around Disney with FHA, low down conventional, VA, and USDA, plus DSCR, bank statement, and fix and flip options when the scenario calls for a more strategic path.
I grew up in Central Florida and know the Disney corridor well, so I stay close to what buyers are seeing across the area.
Fast pre approvals
Wholesale lender access
No pressure guidance
Central Florida focus
Polk County, Orlando, and the Disney corridor
If you are searching in Central Florida, these links get you to the right local guidance fast.
Winter Garden, Windermere, Horizon West, Dr Phillips, Lake Nona, Celebration, Lake Buena Vista, Four Corners
Core homebuyer loan programs
Program
Conventional
3% down for first time buyers who qualify, with a strong fit for solid credit and cash to close goals.
Program
VA
Zero down for eligible veterans and service members.
Program
USDA
Zero down in eligible areas for qualified buyers, with location and income rules that may apply.
Specialty lending for investors and self-employed borrowers
When a standard agency loan is not the best fit, I can help compare specialty options and tell you quickly whether the scenario makes sense.
Investor
DSCR Loans
Qualify mainly on property cash flow when you are buying or refinancing rental property.
Self-Employed
Bank Statement Loans
Use deposits instead of tax returns when your income story is stronger than your write-offs show.
Bridge
Fix and Flip
Short-term financing for acquisition and renovation plans when timing and structure matter.
I still specialize in first-time homebuyers, and I also help investors, self-employed borrowers, and other edge-case scenarios find a cleaner financing path when a standard bank box does not fit.
The Wholesale Advantage
With access to 230+ lenders, I can help compare more options and find a loan program that fits your situation.
Pricing
Wholesale Rates
Compare pricing across 230+ lenders to help improve your overall costs and fit.
Execution
Rapid Closing
A tight process and proactive updates so timelines stay on track.
Strategy
Personal Expert
Work directly with Scott Mason for clear guidance and honest next steps.
Tools
Buyer Tools
Quick estimates to help you plan your next step, then we confirm the best path on a 30 minute call.
Budget Range Estimator
Estimates only, not a commitment to lend. Results depend on full application, credit, income, property, and program guidelines.
Cash To Close Estimator
Estimates only, not a commitment to lend. Results depend on full application, credit, income, property, and program guidelines.
Buyer Tools FAQ
What is cash to close
Cash to close is the total money you bring to the closing table. It is usually more than just the down payment. It can include closing costs and prepaid items like homeowners insurance and taxes. The exact amount depends on the home, the loan program, and the final numbers from title and the lender.
How much down payment do I need
It depends on the program and your situation. Some buyers use FHA with a low down option, some use conventional low down if they qualify, and VA or USDA can be zero down for eligible buyers. The best move is to pick a program first, then we confirm what cash to close looks like for that path.
What loan programs are most common for first time buyers
In Florida, the most common paths I see are FHA, conventional low down, VA for eligible military buyers, and USDA in eligible areas. Each one has a sweet spot. I will help you pick the cleanest starting point based on your credit profile, cash to close, and the type of home you want.
What should I avoid before closing
Do not open new credit, do not co sign for anyone, and do not move large sums of money around without checking with me first. Also avoid job changes if you can, or at least ask before you do anything. Small moves can create big delays, so a quick text to me first saves a lot of stress.
Planning tools only. I will confirm the best program and next steps on a call.
Rent vs own planning tool
Use this quick tool to estimate rent paid over time and start a realistic plan to buy when the timing is right.
- Compare your rent total over time
- See if a first time buyer plan could fit your budget
- Get a clear next step checklist if you want to move forward
Equity Tool
Estimates only. Buying costs depend on home price, taxes, insurance, and loan program.
Rate Protection
$2,000 Best Price Guarantee
We’ll beat another lender’s rate and fees, or you may be eligible for our $2,000 Best Price Guarantee.
Equivalent terms required. Offer must be in writing. Eligibility and restrictions apply.
Terms and eligibility apply, see full details at the link below.
View full $2,000 Best Price Guarantee terms
Florida Focus
Serving All of Florida
I serve buyers statewide. My home base is Polk County, with deep market focus in Central Florida, especially Orlando and the communities around Disney.
Common questions
What credit score do I need for an FHA loan in Florida
FHA is often one of the more flexible mortgage options for Florida buyers. The exact credit requirement depends on the full loan file, but I look at credit, debt-to-income, cash to close, and overall loan structure before recommending the best starting point.
What makes a VA loan one of the strongest mortgage options in Florida
VA loans can be a strong fit because eligible buyers may have no down payment requirement and no monthly mortgage insurance. I help review eligibility, Certificate of Eligibility status, funding fee impact, and the cleanest path from pre-approval to closing.
How does down payment assistance work in Florida
Down payment assistance is not a standalone mortgage. It is usually paired with a primary loan and may help reduce upfront cash to close. I review location, credit profile, lender rules, and loan fit to see what options may actually work.
What is debt-to-income ratio and why does it matter for mortgage approval
Debt-to-income ratio compares your monthly debt obligations to your gross monthly income. It helps determine how comfortably a lender believes you can handle a mortgage. I use it as one part of the larger approval picture, along with credit, assets, and property fit.
What should Florida homebuyers have ready before getting pre-approved
Most buyers should be ready with photo ID, recent pay stubs, W2s or tax returns if needed, and recent bank statements. I also want to know your timeline, target area, and comfort range so I can give you a clear pre-approval plan.