Florida Physician & Medical Professional Loans • NMLS #303217
Florida Physician Loans
100% financing up to $2M, no mortgage insurance, and underwriting that actually understands student debt and a signed contract that hasn’t started yet — built for the doctors and medical professionals who earned it.
Medical professionals don’t fit the traditional lending mold — and they shouldn’t have to. You finished training with six figures of student debt, you’re starting a job you haven’t technically started yet, and a normal underwriter looks at that and says “come back in two years.” My physician loan program looks at the same file and says “welcome home.” 100% financing, no PMI, and we can close on the strength of your signed contract before your first paycheck ever hits.
Most loans punish you for being early in a medical career — the debt, the gap between training and income, the lack of a long W-2 history. This program is built to do the opposite: $0 down up to $2 million, no mortgage insurance, and the ability to qualify on a contract with a start date up to 150 days out.
Why Doctors Need a Different Loan
Here’s what trips up a conventional file and how the physician program handles it instead:
- Student debt. A standard loan counts your full student-loan balance against you, even in deferment. This program offers real flexibility on how that debt is treated — so a residency’s worth of loans doesn’t torpedo your ratios.
- You haven’t started yet. Residents, fellows, and newly-hired attendings can qualify on future income — a signed offer letter or employment contract with a start date within 150 days of closing. Buy before day one on the job.
- No down payment saved. 100% financing means you don’t have to drain savings or wait years to buy — and gift funds are allowed, including for reserves.
- No mortgage insurance. Putting nothing down normally means PMI for years. Not here — no MI at any loan amount up to $2M, which keeps your monthly payment meaningfully lower.
Program Highlights
| Feature | Details |
|---|---|
| Max loan amount | $2,000,000 |
| Max LTV | 100% (purchase or rate/term) |
| Mortgage insurance | None |
| Minimum FICO | 680 |
| Occupancy | Primary residence only |
| First-time buyer overlays | None |
| Student loans | Flexible treatment |
| Gift funds | Allowed, including for reserves |
| Asset depletion | Supplemental asset depletion allowed |
| Future income | Offer letter / contract with a start date within 150 days of the note date |
Who Qualifies
This program is built for a specific, hard-working group — whether you’re an established practitioner or still in training (residents, fellows, and interns are welcome):
- Medical Doctors (MD)
- Doctors of Osteopathy (DO)
- Dentists (DDS / DMD) and Doctors of Dental Medicine
- Ophthalmologists
- Psychiatrists
- Doctors of Pharmacy (PharmD)
- Doctors of Veterinary Medicine (DVM)
- Doctors of Podiatric Medicine (DPM)
- Certified Registered Nurse Anesthetists (CRNA)
How We Document Your Income
Two clean paths, whichever fits where you are in your career:
- Standard full-doc — one or two years of income verification for established professionals.
- Future income — qualify on a signed offer letter or employment contract with a start date within 150 days of the note date. Perfect for residents finishing training or attendings relocating to a new practice.
Florida’s medical communities are booming — UF Health and Shands in Gainesville, the hospital systems across Ocala, Tampa, Orlando, Jacksonville, and Miami. If you’re relocating for residency, a fellowship, or a new attending role anywhere in Florida (or one of the 40+ states I’m licensed in), this program travels with you.
Keith’s take
I’ve watched too many new doctors get told to “wait two years” by a big-bank loan officer who didn’t understand the file. A resident with a signed attending contract is one of the safest borrowers I can think of — guaranteed income, a career that isn’t going anywhere. This program prices that reality correctly. If you’ve got a contract in hand and a closet full of student loans, let’s talk before you assume you can’t buy.
The bottom line
Get your home loan the way the rest of your finances should work — built around your actual career, not a generic underwriting box. 100% financing, no PMI, up to $2M, and we can close before your first day on the job.
Physician Loan FAQ
Can I buy before I start my new job or residency?
Yes. We can qualify you on future income using a signed offer letter or employment contract, as long as your start date is within 150 days of the note date. You can close on your home before your first paycheck arrives.
Do I really put nothing down?
Correct — up to 100% financing on a purchase or rate/term refinance, to a maximum loan amount of $2,000,000, with no mortgage insurance. Gift funds are allowed, including for reserves, if you want to bring some money in.
How are my student loans treated?
With flexibility built for medical careers, rather than counting your full balance against you the way a conventional loan does. Send me your situation and I’ll show you exactly how it pencils out.
Which professions qualify?
MDs, DOs, dentists (DDS/DMD), ophthalmologists, psychiatrists, doctors of pharmacy, veterinarians, podiatrists, and CRNAs — including residents, fellows, and interns.
Is this only for first-time buyers?
No. There are no first-time-buyer overlays. Established practitioners use it for the 100% financing and the no-PMI structure just as often as new doctors do. It is for a primary residence only.
What credit score do I need?
A 680 minimum FICO. If you’re close, let’s talk — medical professionals often have thin-but-clean credit, and there are ways to strengthen a file.
Do physicians get better mortgage rates?
Not automatically lower rates — the real advantage is the terms: 100% financing with no mortgage insurance and student-debt flexibility. Because there’s no monthly MI at $0 down, the physician loan’s effective monthly cost often beats a conventional loan at a similar rate — and crushes FHA once you add FHA’s permanent mortgage insurance.
Is a physician loan better than an FHA loan?
For eligible medical professionals with a 680+ score, usually yes: FHA requires 3.5% down and carries mortgage insurance for the life of the loan; the physician loan is $0 down with no MI and goes to $2M, far beyond FHA’s county caps. FHA wins when your credit score is below 680 or your profession isn’t on the eligible list.
Program guidelines reflect current investor terms and can change. Final terms depend on full underwriting. Black Rock Mortgage is a division of Coast 2 Coast Mortgage, NMLS #303217.
Real closing — Marion County, 2026
A physician fresh out of training came to us with strong income, heavy student loans, and — like most new doctors — no time yet to build savings. A big bank would call that “come back in two years.” We closed him into a $550,000 Marion County home with $0 down using this program. His student loans didn’t sink the ratios, and his income did exactly what everyone knows a physician’s income does: showed up.
Ready When You Are
Get Your Physician Loan Pre-Approval
Tell me where you are — in training, a signed contract in hand, or established in practice. I’ll match you to the right physician program and have you pre-approved fast. No SSN or credit pull on this form.
Ready for a Full Application?