Cape Coral & Fort Myers mortgages for buyers banks turn away
Self-employed, buying a rental, or need to close fast? Edison Mortgage Professionals has spent 30 years matching Southwest Florida borrowers with FHA, 1099, investor and hard money loans. You work directly with us from first call to closing.
Who is Edison Mortgage Professionals?
Edison Mortgage Professionals, Inc is an independent mortgage broker in Cape Coral, Florida with 30 years in the business. We help Southwest Florida buyers, homeowners and investors get FHA, conventional, self-employed, investment property, hard money and refinance loans. As a broker we compare loan options for you instead of offering a single bank's products, and you talk directly with the person handling your file.
- Business type
- Independent mortgage broker
- Office
- 1325 SE 47th St Ste F-4, Cape Coral, FL 33904
- Serves
- Cape Coral, Fort Myers, Lee County and Southwest Florida
- Specialties
- FHA, 1099 / self-employed, investment property & Airbnb, hard money, home improvement refinance
- Experience
- 30 years in mortgage lending
- Licensing
- Company NMLS # 2371310 · Loan Officer NMLS # 226100
- How to start
- Apply online, call (239) 634-6685, or request a quote below
Find the right loan for your situation
7 programs, compared the way borrowers ask about them. Each one has its own page with requirements and answers to common questions.
FHA Loans Specialty
Best forFirst-time buyers and anyone rebuilding credit
Why it helpsAs little as 3.5% down with a 580+ credit score, and gift funds allowed
FHA details1099 & Self-Employed Specialty
Best forBusiness owners, contractors, gig and commission earners
Why it helpsQualify with bank statements or 1099s when tax returns understate income
Self-employed loansInvestment Property Specialty
Best forAirbnb hosts, landlords and portfolio investors
Why it helpsDSCR options qualify on the property's rent, not your personal income
Investor loansHard Money Loans Specialty
Best forFlips, auction buys and time-sensitive closings
Why it helpsShort-term funding based mainly on the property's value
Hard moneyHome Improvement Refinance Specialty
Best forHomeowners planning a remodel, roof, pool or hurricane upgrades
Why it helpsUse your equity through a cash-out refinance or renovation loan
Renovation refiConventional Loans
Best forBuyers with steady income and good credit
Why it helpsDown payments from 3%, and mortgage insurance can be removed later
ConventionalRefinance & Line of Credit
Best forLowering a payment, dropping PMI or tapping equity
Why it helpsRate-and-term, cash-out or a home equity line, compared side by side
Refinance options
Your tax return doesn't show what you really earn. We know.
Write-offs lower your taxable income, and that's the number banks use. We look at loan programs that count your real cash flow instead.
- Bank statement loans. 12 or 24 months of personal or business deposits in place of tax returns.
- 1099-only income. Contractors and commission earners qualify from 1099s.
- Newer businesses. Options for owners with a shorter track record.
Financing for Cape Coral rentals, Airbnbs and flips
Canal homes and vacation rentals draw investors to Cape Coral year-round. We line up the loan that fits the deal, whether you hold it or sell it.
Investment property & DSCR
Qualify on the rental income the property brings in. Works for long-term and short-term rentals.
Investor loans →Hard money
Short-term, asset-based loans for purchases and rehabs that can't wait on a bank.
Hard money →From first call to closing with one local broker
Tell us your goal
A short call or form. We ask about your income, credit, timeline and the property.
Apply securely online
Complete our secure online application from your phone or computer.
We shop your loan
We compare programs and lenders, then walk you through rate, payment and cash to close.
Close with confidence
We coordinate with your agent, title and insurance so there are no surprises at the table.
Southwest Florida lending, from people who live here
Flood zones, wind-mitigation credits and insurance costs change what you can afford here. We build them into your numbers from day one.
Estimate your Southwest Florida payment
Includes Lee County property tax, homeowners and flood insurance, HOA and PMI, not just principal and interest.
Estimate only. This is not a loan offer, commitment or rate quote. The example rate is for illustration; your actual rate and payment depend on credit, down payment, loan program, property and market conditions. Taxes, insurance and HOA amounts are estimates.
Check our credentials before you call
Every licensed mortgage company and loan officer is listed on the national NMLS registry.
Mortgage questions we hear every week
Straight answers. If yours isn't here, call or send it through the form.
See all mortgage FAQsCan I get a mortgage in Florida if I'm self-employed?
Yes. Besides standard loans that use two years of tax returns, bank statement loans use 12 or 24 months of deposits to calculate income, and 1099 loans use your 1099s. These help when write-offs make your tax returns look lower than what you actually earn.
How much do I need down for an FHA loan?
FHA loans allow 3.5% down with a credit score of 580 or higher. Scores from 500 to 579 may qualify with 10% down. The down payment can come from savings or a gift from family.
Can I finance an Airbnb or vacation rental in Cape Coral?
Yes. Investment property loans, including DSCR loans, can qualify you on the property's expected rental income rather than your personal income. Expect a larger down payment than an owner-occupied home.
What is a hard money loan and when does it make sense?
A hard money loan is short-term financing based mainly on the property's value. Investors use it for flips, auction purchases and properties a bank won't lend on yet. Rates are higher, so most borrowers refinance or sell within a year or two.
Can I refinance to pay for home improvements?
Yes. A cash-out refinance replaces your mortgage with a larger one and gives you the difference in cash. Renovation loans can finance the work based on the home's value after improvements. We compare both, plus a home equity line of credit.
Why use a mortgage broker instead of a bank?
A bank can only offer its own loans. A broker compares options across lenders and programs, which matters most when your income, credit or property doesn't fit the standard box.
Get your free, no‑pressure mortgage quote
Tell us what you're buying or refinancing and we'll call you back with options. Ready now? Start the secure application.
- Phone
- (239) 634-6685
- Serving
- Cape Coral, Fort Myers and Southwest Florida
- NMLS
- Company 2371310 · Loan Officer 226100
