Jose Diaz
Mortgage Broker
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Start with the purpose of your request so the right information, documents, and next step can be reviewed.
For first-time buyers who need clarity on payment, cash to close, and what to do next.
For homeowners trying to reduce payment, consolidate debt, or use equity more intelligently.
For rental-property, DSCR, and other investor financing structures that require a documented preliminary review.
For real estate professionals who need documented borrower preparation and clearer financing communication.
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- • Helped first-time buyers move from renting to owning with clearer payment and cash-to-close expectations.
- • Structured stronger pre-approvals that made buyers and listing agents more comfortable with the offer.
- • Guided clients through document planning early so contracts faced fewer avoidable surprises.
- • Helped investors evaluate leverage, reserves, and debt structure before committing capital to a deal.
- • Reduced underwriting friction by surfacing guideline restrictions and documentation needs earlier.
- • Kept multi-party transactions aligned through disciplined follow-up and clearer scenario communication.
- • Supported Realtor partners with offer-ready approvals that better held up once the file reached underwriting.
- • Helped protect listing-side confidence with cleaner communication and faster scenario feedback.
- • Delivered structured status updates that reduced follow-up friction and protected client experience.
Client feedback published for this mortgage professional.
Review the source, context, and date before comparing individual experiences. Results vary.
“José was a vital part of our home buying process… he was with us and guided us every step of the way. It is so important to surround yourself with professionals that are sharp, hard working and responsive. Thank you for making our dreams a reality!”
“José is a very good professional, very knowledgeable and dedicated to his work. My refinancing process went smoothly. He guided me at every stage and answered all my questions. I would recommend him 100%.”
“Working with Jose Diaz has been a wonderful experience since day one. He kept in touch every step of the way and was always available to respond. Will definitely recommend Mr. Diaz to my family and friends.”
Testimonials and reviews reflect individual experiences and may not be representative of all clients. Results vary.
Estimate principal, interest, taxes, insurance, and applicable mortgage-insurance components under clearly stated assumptions. Estimates are educational and require professional review.
The person behind the advice
Technical depth, human communication, and real context behind the broker.
José Díaz is a Mortgage Broker and Loan Originator known for a calm, numbers-first process. He helps buyers, homeowners, investors, and referral partners choose the right structure (not just the lowest rate) and get to closing with clear communication and disciplined execution. His background in software engineering and operations research adds real strength when comparing scenarios, stress-testing affordability, and solving complex borrower situations. Since 2017, he has guided clients through purchases, refinances, and investor scenarios with structured consultations, scenario modeling, and proactive follow-up that keeps underwriting smoother from start to close.
English, Spanish, Italian
Mortgage Loan Originator • NMLS #1678697. Licensed in Florida and Texas.
PhD in Operations Research and a B.S. in Computer Science & Engineering. He brings a systems mindset to mortgage planning—transparent math, clean documentation, and realistic timelines.
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Programs & options we can explore
Two clear programs at a time. Fast to scan. Easy to compare.
Florida & Texas focus Part 1
Work with Jose Diaz on purchase, refinance, and investment scenarios — with…
- Fast scenario reviews with clean next steps
- Offer-ready pre-approval strategies
- Primary, second home, and investment options
Florida & Texas focus Part 2
Work with Jose Diaz on purchase, refinance, and investment scenarios — with…
- Education-first communication (no hype, no pressure)
FHA
A common path for first-time buyers and credit-building situations.
- Flexible underwriting compared to many conventional options
- Down payment options may be available (ask about DPA)
- Manual underwriting may be possible in some scenarios (guidelines apply)
Conventional
Great fit for strong credit, strong assets, and clean documentation.
- Standard conventional, HomeReady® and Home Possible® scenarios
- Primary, second home, and investment (guidelines apply)
- Down payment options may be available (ask about grant-style DPA)
Down payment assistance (DPA)
Multiple DPA structures exist — the details matter.
- Some options are forgiven at closing; others are repayable over time
- Eligibility rules vary by program (credit, income, occupancy, property…
- We verify program fit early — before you write an offer
DSCR investment loans
For investors focused on property cash flow (guidelines apply).
- Common for 1–4 unit rentals
- Short-term rental income may be acceptable with the right documentation
- Scenario review depends on property type, LTV, reserves, and DSCR approach
Bank statement income (Non-QM)
For self-employed borrowers when traditional documentation is not the best fit.
- Business or personal bank statement options may be available
- Expense factor rules vary (standard expense vs accountant letter options)
- Loan amounts and LTV depend on credit, reserves, and documentation quality
Fix & Flip / renovation financing
Business-purpose strategies for investors (guidelines apply).
- Common for purchase + rehab timelines
- Often designed for speed and execution (not long-term hold)
- Terms vary by experience, project scope, and collateral
In-House Grant DPA Part 1
Grant-style DPA options on Conventional and FHA (guidelines apply).
- Conventional: 1%, 2%, or 3% of purchase price (HomeReady® / Home…
- FHA: 2% or 3.5% of purchase price
- No second lien — DTI is not affected
In-House Grant DPA Part 2
Grant-style DPA options on Conventional and FHA (guidelines apply).
- Forgiven at escrow
- First-time homebuyer allowed but NOT required
- Minimum FICO: 620 (Conventional), 640 (FHA) — manual UW may be allowed…
In-House Grant DPA Part 3
Grant-style DPA options on Conventional and FHA (guidelines apply).
- Multiwides allowed (max LTV 95%)
- Does not run out of funds
- Lender-paid and borrower-paid compensation allowed
Boost FHA DPA Part 1
Repayable or forgivable structures depending on option (guidelines apply).
- 3.5% and 5% repayable option (amortized over 15 years)
- Second lien rate is typically 2% higher than the first-lien note rate
- 3.5% forgivable after 60 consecutive payments on the first lien (silent…
Boost FHA DPA Part 2
Repayable or forgivable structures depending on option (guidelines apply).
- Minimum FICO: 640 (manual UW may be allowed 640+)
- No income limits
- DTI per AUS when approved/eligible (600+)
Boost FHA DPA Part 3
Repayable or forgivable structures depending on option (guidelines apply).
- Does not run out of funds
- Lender-paid and borrower-paid compensation allowed
Aurora FHA DPA Part 1
A distinct FHA DPA option (availability varies by state).
- 3.5% and 5% repayable option (second lien typically 2% higher than first)
- 3.5% forgivable option (does not affect DTI)
- Available in Washington
Aurora FHA DPA Part 2
A distinct FHA DPA option (availability varies by state).
- Minimum FICO: 600 (manual UW min 600)
- DTI per AUS when approved/eligible
- Manual UW max DTI 40/50
Aurora FHA DPA Part 3
A distinct FHA DPA option (availability varies by state).
- Does not run out of funds
Miami‑Dade HAP (2026 update)
Miami‑Dade County down payment assistance program (eligibility rules apply).
- Deferred second mortgage to help cover down payment
- Designed for eligible primary residence homebuyers
- County and program requirements can change — we verify current rules…
Doctor / medical professional 100% financing Part 1
A specialty program structure some lenders offer (guidelines apply).
- Up to $2,000,000 loan amount with 760 FICO (example guideline)
- 100% financing (no down payment) in eligible scenarios
- Student loans may be excluded in some cases (program rules apply)
Doctor / medical professional 100% financing Part 2
A specialty program structure some lenders offer (guidelines apply).
- No mortgage insurance (MI) in certain structures
- Borrower does not have to be a doctor — other medical professionals may…
- Available in ARM and fixed-rate options (availability varies)
Non‑QM: Standard documentation Part 1
A Non‑QM track with standard income documentation (guidelines apply).
- Minimum 620 FICO (example guideline) — up to 90% LTV
- No tradeline requirement with 3 credit scores
- Non‑permanent residents up to 90% LTV
Non‑QM: Standard documentation Part 2
A Non‑QM track with standard income documentation (guidelines apply).
- DTI up to 55%
- Unlimited cash‑in‑hand (program-specific)
- Cash‑out can be used for reserves (program-specific)
Non‑QM: Standard documentation Part 3
A Non‑QM track with standard income documentation (guidelines apply).
- Eligible properties can include SFR, condos, studios, 2–4 units, and some…
- Loan amounts up to $4,000,000
Non‑QM: Bank statements Part 1
Self‑employed income analysis using bank statements (guidelines apply).
- Minimum 620 FICO (example guideline) — up to 90% LTV
- No tradeline requirement with 3 credit scores
- Business or personal bank statements
Non‑QM: Bank statements Part 2
Self‑employed income analysis using bank statements (guidelines apply).
- 50% standard expense option
- Minimum 10% expense with accountant letter (where allowed)
- Non‑permanent residents up to 90% LTV
Non‑QM: Bank statements Part 3
Self‑employed income analysis using bank statements (guidelines apply).
- Unlimited cash‑in‑hand (program-specific)
- 3‑month cash‑out seasoning may be allowed
- Cash‑out can be used for reserves (program-specific)
Non‑QM: Bank statements Part 4
Self‑employed income analysis using bank statements (guidelines apply).
- Eligible properties can include SFR, condos, studios, 2–4 units, and some…
- Loan amounts up to $4,000,000
Non‑QM: Profit & loss only Part 1
For self‑employed borrowers where bank statements are not used (guidelines apply).
- Minimum 660 FICO (example guideline) — up to 80% LTV
- No tradeline requirement with 3 credit scores
- No bank statements
Non‑QM: Profit & loss only Part 2
For self‑employed borrowers where bank statements are not used (guidelines apply).
- 12 or 24 months accepted
- Non‑permanent residents up to 80% LTV
- Unlimited cash‑in‑hand (program-specific)
Non‑QM: Profit & loss only Part 3
For self‑employed borrowers where bank statements are not used (guidelines apply).
- Cash‑out can be used for reserves (program-specific)
- 3‑month cash‑out seasoning may be allowed
- Eligible properties can include SFR, condos, studios, 2–4 units, and some…
Non‑QM: Profit & loss only Part 4
For self‑employed borrowers where bank statements are not used (guidelines apply).
- Loan amounts up to $3,000,000
- CPA / EA / CTEC / PTIN documentation (where required)
Non‑QM: Asset utilization Part 1
Using verified assets to support qualifying income (guidelines apply).
- Minimum 640 FICO (example guideline) — up to 85% LTV
- No tradeline requirement with 3 credit scores
- Non‑permanent residents up to 80% LTV
Non‑QM: Asset utilization Part 2
Using verified assets to support qualifying income (guidelines apply).
- Unlimited cash‑in‑hand (program-specific)
- Cash‑out can be used for reserves (program-specific)
- Eligible properties can include SFR, condos, studios, 2–4 units, and some…
Non‑QM: Asset utilization Part 3
Using verified assets to support qualifying income (guidelines apply).
- Loan amounts up to $4,000,000
- 100% of checking / savings / money market may be eligible
- 70% of stocks / bonds / mutual funds may be eligible
Non‑QM: Asset utilization Part 4
Using verified assets to support qualifying income (guidelines apply).
- Asset utilization often divides eligible assets by 84 months (example)
DSCR (1–4 units) Part 1
Investor programs focused on property cash flow (guidelines apply).
- Minimum 620 FICO (example guideline) — up to 80% LTV
- No deposit sourcing (program-specific)
- No minimum DSCR ratio up to 75% LTV (program-specific)
DSCR (1–4 units) Part 2
Investor programs focused on property cash flow (guidelines apply).
- No tradeline requirement with 3 credit scores
- Unlimited cash‑in‑hand at ≤65% LTV (program-specific)
- SFR, condos, 2–4 units up to 80% LTV
DSCR (1–4 units) Part 3
Investor programs focused on property cash flow (guidelines apply).
- Condotels and studios up to 75% LTV
- 2 months reserves (example guideline)
- 3‑month cash‑out seasoning (example guideline)
DSCR (1–4 units) Part 4
Investor programs focused on property cash flow (guidelines apply).
- Cash‑out can be used for reserves (program-specific)
- Short‑term rental income may be accepted (AIRDNA / STR docs, where…
- Loan amounts up to $3,500,000
DSCR (1–4 units) Part 5
Investor programs focused on property cash flow (guidelines apply).
- Vacant properties may be allowed (program-specific)
- Rural properties up to 20 acres may be allowed (program-specific)
DSCR (5–8 units & mixed use 2–8) Part 1
For larger rentals and mixed-use when guidelines fit (business purpose).
- Minimum 700 FICO (example guideline) — up to 75% LTV
- No deposit sourcing (program-specific)
- Minimum DSCR of 1.00 (example guideline)
DSCR (5–8 units & mixed use 2–8) Part 2
For larger rentals and mixed-use when guidelines fit (business purpose).
- No tradeline requirement with 3 credit scores
- $1,000,000 cash‑in‑hand (example guideline)
- Cash‑out up to 65% LTV (example guideline)
DSCR (5–8 units & mixed use 2–8) Part 3
For larger rentals and mixed-use when guidelines fit (business purpose).
- Commercial space < 50% may be allowed
- Loan amounts up to $2,000,000
Foreign national / ITIN scenarios Part 1
For borrowers without a traditional U.S. credit footprint (guidelines apply).
- No FICO or 680 FICO options may exist (program-specific) — up to 80% LTV
- Bank statement and P&L options up to 80% LTV
- DSCR ≥ 1 up to 75% LTV (program-specific)
Foreign national / ITIN scenarios Part 2
For borrowers without a traditional U.S. credit footprint (guidelines apply).
- No DSCR ratio up to 65% LTV (program-specific)
- 6 months reserves (example guideline)
- No deposit sourcing (program-specific)
Foreign national / ITIN scenarios Part 3
For borrowers without a traditional U.S. credit footprint (guidelines apply).
- No credit reference letters (program-specific)
- No asset seasoning in U.S. account (program-specific)
- No visa may be required (program-specific)
Foreign national / ITIN scenarios Part 4
For borrowers without a traditional U.S. credit footprint (guidelines apply).
- Loan amounts up to $1,500,000
- Condotels, studios, condos, 2–4 units up to 70% LTV
- ITIN borrowers may be allowed (program-specific)
1099 only Part 1
Income documentation based on 1099s or transcripts (guidelines apply).
- Minimum 620 FICO (example guideline) — up to 90% LTV
- No tradeline requirement with 3 credit scores
- 1 or 2 years of 1099s or transcripts
1099 only Part 2
Income documentation based on 1099s or transcripts (guidelines apply).
- 12/24‑month average minus expense ratio
- Non‑permanent residents up to 80% LTV
- Unlimited cash‑in‑hand (program-specific)
1099 only Part 3
Income documentation based on 1099s or transcripts (guidelines apply).
- 3‑month cash‑out seasoning may be allowed
- Cash‑out can be used for reserves (program-specific)
- Eligible properties can include SFR, condos, studios, 2–4 units, and some…
1099 only Part 4
Income documentation based on 1099s or transcripts (guidelines apply).
- Loan amounts up to $4,000,000
WVOE only Part 1
Work verification in lieu of traditional income docs (guidelines apply).
- Minimum 660 FICO (example guideline) — up to 80% LTV
- No tradeline requirement with 3 credit scores
- No tax return, W‑2, or paystubs (program-specific)
WVOE only Part 2
Work verification in lieu of traditional income docs (guidelines apply).
- Non‑permanent residents up to 80% LTV
- Unlimited cash‑in‑hand (program-specific)
- Cash‑out can be used for reserves (program-specific)
WVOE only Part 3
Work verification in lieu of traditional income docs (guidelines apply).
- Eligible properties can include SFR, condos, 2–4 units, and some condotels
- Loan amounts up to $3,000,000
- 2 months bank statements required (example guideline)
Cross collateral Part 1
Using multiple properties as collateral (guidelines apply).
- Minimum 660 FICO (example guideline) — up to 70% LTV
- No deposit sourcing (program-specific)
- Minimum DSCR of 1.20 (example guideline)
Cross collateral Part 2
Using multiple properties as collateral (guidelines apply).
- No tradeline requirement with 3 credit scores
- Unlimited cash‑in‑hand (program-specific)
- Minimum per-property balance $50,000 (example guideline)
Cross collateral Part 3
Using multiple properties as collateral (guidelines apply).
- Minimum of 3 properties; maximum of 25 properties (example guideline)
- Cash‑out up to 65% LTV (example guideline)
Closed-end second (HELOAN) Part 1
Second-lien options for cash-out or consolidation (guidelines apply).
- Minimum 660 FICO (example guideline) — up to 90% CLTV
- Loan amounts up to $500,000 (example guideline)
- Combined loan amount up to $5,000,000 (example guideline)
Closed-end second (HELOAN) Part 2
Second-lien options for cash-out or consolidation (guidelines apply).
- Income types can include standard doc, bank statements, P&L, WVOE, and…
- Primary, second homes, and investment options may be available
- AVM-only may be available for loan amounts under $250,000…
Closed-end second (HELOAN) Part 3
Second-lien options for cash-out or consolidation (guidelines apply).
- Non‑permanent residents may be allowed (program-specific)
Owner-occupied vs business-purpose
A simple map of what is commonly allowed (guidelines vary).
- Owner occupied: Standard doc, Bank Statements, P&L Only, WVOE Only, 1099…
- Business purpose: Standard doc, Bank Statements, P&L Only, 1099 Only…
Conforming loan limits (CY2026) Part 1
Baseline conforming limits (most counties in FL & TX).
- 1‑unit: $832,750
- 2‑unit: $1,066,250
- 3‑unit: $1,288,800
Conforming loan limits (CY2026) Part 2
Baseline conforming limits (most counties in FL & TX).
- 4‑unit: $1,601,750
FHA loan limits in Florida (CY2026) Part 1
Selected counties (1–4 units). If your county differs, we confirm the exact limit.
- Miami‑Dade (Miami): $667,000 / $853,900 / $1,032,150 / $1,282,700
- Broward (Fort Lauderdale): $667,000 / $853,900 / $1,032,150 / $1,282,700
- Palm Beach (West Palm Beach): $667,000 / $853,900 / $1,032,150 /…
FHA loan limits in Florida (CY2026) Part 2
Selected counties (1–4 units). If your county differs, we confirm the exact limit.
- Collier (Naples): $764,750 / $979,000 / $1,183,400 / $1,470,700
- Lee (Fort Myers): $541,287 / $693,050 / $837,700 / $1,041,125
- Duval (Jacksonville): $580,750 / $743,450 / $898,700 / $1,116,850
FHA loan limits in Florida (CY2026) Part 3
Selected counties (1–4 units). If your county differs, we confirm the exact limit.
- St. Lucie (Port St. Lucie): $603,750 / $772,050 / $933,050 / $1,159,950
- Hillsborough (Tampa): $541,287 / $693,050 / $837,700 / $1,041,125
- Orange County: $541,287 / $693,050 / $837,700 / $1,041,125
FHA loan limits in Texas (CY2026)
Selected counties (1–4 units). We confirm the limit by property address.
- Harris (Houston): $541,287 / $693,050 / $837,700 / $1,041,125
- Fort Bend (Katy / Sugar Land): $541,287 / $693,050 / $837,700 / $1,041,125
- Dallas (Dallas): $563,500 / $721,400 / $872,000 / $1,083,650
Next step
We review the right scenario before you write the offer or move the file.
- Purchase, refinance, and investor scenarios with structure.
- Fast comparisons before time gets wasted.
- More clarity to decide.
- A concrete next step.
Program highlights are provided for educational purposes and may vary by lender, property type, and borrower eligibility. All loans are subject to underwriting approval. Rates, terms, and guidelines can change without notice.
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Licensed coverage: FL + TX
PMA and this profile publish coverage in Florida and Texas; other states are served only through partner referrals.
Premier Mortgage Advisors LLC is directly licensed in Florida and Texas. In other states, PMA may accept the scenario and coordinate it through an independent mortgage professional licensed in the applicable state, under a broker agreement or authorized partner arrangement when applicable. Product availability, pricing, eligibility, approval, and closing depend on the licensed partner and complete file review.
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