Your condo got
ghosted by the bank?
Eli doesn't blink.
Non-warrantable? High investor ratio? 40-year recertification drama? HOA run by a guy named Gary who types in ALL CAPS? Send Eli the address. We finance the coastal Florida condos other lenders run away from.
10% DOWN
on "un-financeable" FL condos
Eli Sanderlin
MLO NMLS #1983384
The Deal, in plain English
"Non-warrantable" sounds scary.
It's really just a vibe check.
The Big Boys Said No
Fannie Mae & Freddie Mac have a checklist. If your condo flunks one item — too many renters, one owner holding too many units, a sketchy budget — they stamp it 'non-warrantable' and bounce.
We Read the Receipt
We look at the same condo questionnaire and shrug. Then we run it through our own portfolio of private lenders who actually live in Florida and understand why a 40% investor ratio is just Tuesday here.
You Close. Gary Cries.
10% down, no PMI gymnastics, close in 3 weeks. You get the keys to your pastel palace and Gary from the HOA has to find someone else to yell at.
The 60-Second Vibe Check
Is your condo
non-warrantable?
Answer a few HOA questions and get instant feedback on each quirk — plus a verdict on whether Eli's your guy. No credit pull. No Gary.
How many units are rented out (not owner-occupied)?
Fannie draws the line at 50%. We draw the line at… we don't have one.
This quiz is a quick educational gut-check, not a loan decision or commitment to lend. All loans are subject to credit approval and underwriting. Eli Sanderlin · NMLS #1983384 · Coast2Coast Mortgage LLC · NMLS #376205 · Equal Housing Lender.
The Red Flags
Six things that scare banks
but pay our bills.
If your condo questionnaire has any of these checked, congrats — you're in our lane. Bring it on.
Too Many Snowbirds
Over half the units are rented out? Fannie's not a fan. We are — that's just a well-run investment building.
One Whale Owner
A single entity owns 10%+ of the units. The banks panic; we see a motivated seller and a clean transaction.
Mixed-Use Madness
There's a gelato shop and a yoga studio on the ground floor. Commercial space spooks traditional lenders. We love a good affogato.
HOA Budget Drama
Reserves are low, or a few owners are late on dues. We'll structure around it instead of walking away.
Short-Term Rentals OK
Airbnb-friendly buildings are usually non-warrantable out of the gate. We finance them like it's normal. Because it is.
New Construction / Litigation
Brand new building or the HOA is suing the developer? Classic non-warrantable. We've closed dozens of these.
Eli Sanderlin
Mortgage & Capital Strategist · Florida Coastal & Condo Specialist
Work Directly With Eli
"Most lenders see an HOA questionnaire and run. I see your next front door."
Work directly with Eli Sanderlin, a licensed Florida mortgage broker and Mortgage & Capital Strategist (NMLS #1983384) through Coast2Coast Mortgage LLC (NMLS #376205). The Mortgage Dock is the coastal brand; Coast2Coast Mortgage LLC is the licensed company behind every closed deal.
In South Florida and the Florida Keys, traditional Fannie and Freddie underwriting falls apart fast: 50%+ tenant occupancy, one investor buying up 6 units, short-term rental condotels, ground-floor restaurants, or special assessments. Eli reviews the building's master deed and HOA package up front, flags the exact non-warrantable exceptions, and pairs the deal with dedicated portfolio lenders who understand Florida.
Direct Access: You talk to Eli, not an offshore 1-800 call center queue.
Address Review First: Send the condo address before you spend $600 on an appraisal.
Condo & Flood Savvy: Keys, Miami Beach, Aventura, Brickell, Fort Lauderdale & Stuart.
Equal Housing Lender: Fair, transparent terms with zero hidden broker surprises.
How It Works
Four steps. No hoop-jumping.
Spill the Tea
Fill out our 60-second form. Address, purchase price, and how badly Gary from the HOA has been emailing you.
We Pull the Questionnaire
We order the condo questionnaire, read the parts the bank highlighted in yellow, and ignore the rest.
Match You to a Lender
We shop our private portfolio of Florida-savvy lenders and bring you real numbers — not a 'we'll get back to you.'
Close & Move In
Sign, get the keys, post the sunset-on-the-balcony photo. We'll be quietly judging your furniture choices.
What buyers say about working with Eli
Real South Florida buyers, real condo deals, zero vanilla bank headaches.
"Closing on a waterfront property in Miami Beach required someone who understood luxury markets. Eli not only secured a jumbo loan with unbeatable terms but also connected us with an insurance specialist. His attention to detail is what makes him a standout in South Florida."
Ryan Fenn
Miami Beach Waterfront
"Eli turned a nightmare scenario into a win. Our Aventura condo appraisal came in low, and the seller was rigid. He quickly pulled comps, renegotiated with the lender, and kept the deal alive. Most would have walked away. Eli fought for us. That's dedication."
Hayes Kent
Aventura Condo Deal
"Competing in Wynwood's investor-heavy market meant moving fast. Eli pre-underwrote our offer, making it bulletproof. We beat six all-cash bids, something we didn't think possible. His preparation game is unmatched."
Rhett Tate
Wynwood Investor Purchase
Frequently Asked
Questions & mild concerns
Any condo that doesn't meet Fannie Mae or Freddie Mac's financing guidelines. Common reasons: high investor concentration, one owner holding too many units, commercial space in the building, short-term-rental-friendly bylaws, low HOA reserves, or active litigation. It's a paperwork label, not a death sentence.
No. Rates run a touch higher than a vanilla conforming loan because the lender is taking on what Fannie won't — but we're talking fractions of a percent, not 'second mortgage on a jet ski' territory. We show you the real number before you commit.
Typically 10–20% down depending on the building's profile and the specific lender. We'll tell you the exact figure for your condo after we review the questionnaire — no vague 'it depends' sales talk.
Yes. A lot of non-warrantable buildings are non-warrantable precisely because they allow short-term rentals. We have lenders who finance those all day. Bring your STR game.
As long as the HOA is legally functioning and the building is insurable, a colorful board doesn't kill the deal. We've closed buildings where the president CC's everyone on a reply-all war. We've seen things.
Most non-warrantable deals close in 3–4 weeks once we have the condo questionnaire and your docs. New construction can take a bit longer if the building is still finishing its master policy.
Free Florida Condo Buyer Resource
The HOA Questionnaire
survival kit.
Before you drop $600 on an appraisal, grab the exact checklist Eli runs through on every non-warrantable condo. Ownership ratios, HOA reserves, flood policies, the 40-year recertification mess, Gary's bylaws — it's all here. Print it, save it as a PDF, check it off, hand it to your realtor.
THE MORTGAGE DOCK
HOA Questionnaire Checklist
- Building & project basics
- Ownership & investor concentration
- HOA financials & reserves
- Insurance & flood (it's Florida)
- Legal, litigation & recertification
- Physical condition & your unit
FREE · PDF
Ready To Make A Move?
Send Eli the address.
We'll handle the rest.
Drop your condo details below and Eli will personally review the building's financing potential, flood risk, and investor ratios. No spam, no credit pull, no endless bank runaround.
Direct Line to Eli:
305.424.9005Direct Email:
eli@themortgagedock.comOfficial Licensing: Eli Sanderlin, Mortgage & Capital Strategist · Licensed Mortgage Loan Originator, NMLS #1983384 · Coast2Coast Mortgage, LLC, NMLS #376205.