Fix and flip loans in Florida, funded in 48 hours.

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Miami, Tampa, Orlando, and Jacksonville. Single-family, duplex, triplex, and fourplex properties. Loan size from $100,000 to $5,000,000 per asset, with cross-collateralized facility lines available for sponsors running three or more concurrent Florida projects. No state-line carve-outs on pricing or leverage; a Miami-Dade County flip prices off the same rate sheet as a Hillsborough County flip.

Florida does not require a separate state lender license for business-purpose loans secured by 1 to 4 unit non-owner-occupied investment property. PML originates Florida fix and flip loans under that posture, with closings handled through the customary Florida closing process. Loans are not consumer mortgages; they cannot be used for a primary or secondary residence. The borrower is always an LLC, LP, or corporation, never a natural person.

The bulk of Florida fix and flip activity in our book lands in a $250,000 to $500,000 ARV band, with loans typically between $200,000 and $400,000 on a single asset. Miami and Tampa skew toward the lower half of that band on entry-level cosmetic flips; Miami Beach and the Coral Gables submarkets stretch to $900,000 plus on full-gut projects. We will write a Florida loan as small as $100,000 and as large as $5,000,000.

Florida is a title-company state. Closings happen at a licensed title company that handles both the title commitment and the escrow function — there is no attorney-state requirement and no separate settlement attorney. PML has working relationships with title companies in every major Florida metro and routes closings to whichever office produces the fastest commitment for the subject property’s county. A clean Florida file regularly closes 5 to 7 business days from term-sheet acceptance.

Florida imposes a state documentary stamp tax on deeds at $0.70 per $100 of consideration (Miami-Dade at $0.60 per $100 plus a $0.45 surtax on non-single-family transfers). The buyer typically also pays a doc stamp on the deed of trust note ($0.35 per $100) and a non-recurring intangible tax of 0.2% of the mortgage amount on the deed of trust. Title insurance premium is regulated and uses the published rate schedule. PML’s quote on the HUD reflects the actual Florida tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

Atlantic and Gulf Coast hurricane season (June through November) can pause draws for 48 to 72 hours during an active warning, and coastal Florida files require a windstorm insurance binder before close. Inspector typically clears within one business day, wires go out within 48 hours, year-round; no other seasonal slowdown.

Florida is a judicial foreclosure state. A defaulted business-purpose loan moves through the courts in 180 to 360 days from filed complaint to sheriff's or commissioner's sale — materially longer than non-judicial states like Texas or Arizona. As a sponsor this should never matter; as an underwriting input it is reflected in our Florida risk pricing.

The Miami-Dade County e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major Florida metros (Tampa, Orlando and Jacksonville) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel.

Yes. Florida foreclosure sales are court-ordered judicial sales conducted by the county sheriff or court-appointed commissioner, with the sale date set by the court after entry of the foreclosure judgment. PML can fund acquisitions from courthouse-step foreclosure sales when title is clean and judgment is final, with a binding term sheet inside four business hours. Plan additional time for confirmation-of-sale where the Florida courts require it.

Yes. PML can close into a newly-formed Florida LLC even if you took the property under contract in your personal name. The closing party handles the deed transfer at closing — the property moves from your personal name into the new entity simultaneous with the loan funding, with the standard Florida transfer-tax treatment applied at close. We do not lend to natural persons; the borrower is always an entity. We can help structure the entity if you do not yet have one in place.