Delray Beach Mortgage Broker · NMLS #1980519
The loan your tax returns say you can't get.
If you're self-employed, buying in a condo building the big banks won't touch, or racing a closing date that won't move — you don't need another lender telling you no. You need a broker who knows which lender says yes.
Start with a quick scenario review
Tell me what you’re working on. I’ll tell you honestly whether it’s financeable – usually the same day.
No credit pull to get started. By submitting, you agree to be contacted about your inquiry. This is not a loan application or a commitment to lend.
What I Do
Three problems most loan officers hand back to you
Every mortgage broker can do a clean W-2 file on a conventional house. My business is built on the files that don't fit that box — and in South Florida, that's a lot of them.
Bank Statement Loans
Your write-offs are legal, smart, and they're also killing your qualifying income. Bank statement loans use 12 or 24 months of deposits instead of tax returns — which often means a dramatically larger approval for the exact same borrower.
How it worksNon-Warrantable Condo Loans
Litigation, low reserves, heavy investor concentration, condotel amenities, or a building still working through Florida's post-Surfside inspection requirements. Fannie and Freddie walk away. Portfolio lenders don't.
See condo programsFast Closings
1031 deadlines, competing cash offers, an expiring rate lock, a seller who won't move the date. Fast closings aren't about skipping steps — they're about front-loading every step before it becomes a delay.
My closing processWhy It Works
A broker reads the guidelines. A bank reads its own.
A bank has one rulebook. If your file doesn't fit it, the answer is no, and that's the end of the conversation. As a broker, I work across a network of wholesale lenders — each with different expense factors, different condo tolerances, different underwriting appetites — and my job is to know which one fits your specific situation before the file is ever submitted.
That matters most on exactly the files other people struggle with. Two lenders can look at the same 24 months of business bank statements and arrive at qualifying income that differs by thousands of dollars a month, purely on how they apply the expense ratio. Knowing that ahead of time is the whole game.
- Files pre-underwritten before submission, not after
- Lender matched to your scenario — income type and property type
- A background in tax preparation and self-employed income analysis
- Direct line to me, not a call center queue
Approved, not just submitted
Anyone can send a file to a lender. The value is in structuring it so it comes back approved the first time.
Straight answers early
If your scenario isn't financeable, you'll hear it from me on day one — not two weeks into a contract.
Agent-friendly
Your realtor and title company get proactive updates, so nobody is chasing a status call.
Local knowledge
I know South Florida condo buildings, and I know which ones need a specialty lender before we order the questionnaire.
The Process
Four steps, and you'll know where you stand after the first one
Scenario review
A short call about your income, the property, and your timeline. No credit pull, no paperwork. You leave knowing whether this is doable.
Document & structure
I collect the full document set up front — statements, entity docs, condo questionnaire — and run the income analysis before any lender sees it.
Lender match
Your file goes to the wholesale lender whose guidelines and pricing actually fit it, with the expense ratio and program already structured.
Close on schedule
Conditions anticipated, rate lock built around a realistic date, and consistent communication with you, your agent, and title.
About
David J. DePablo
Mortgage broker based in Delray Beach, working with buyers, owners, and investors throughout South Florida.
I came into mortgage lending from tax preparation, which turned out to be an unusual advantage. Reading a Schedule C, understanding what a distribution actually represents, knowing which deductions a lender will add back and which they won't — that's the daily work of qualifying a self-employed borrower, and most loan officers are learning it on the fly.
That background shaped the practice. Self-employed buyers, business owners, real estate agents on commission income, and investors buying in condo buildings that conventional lenders have already declined make up the bulk of what I do. These are files that take more work up front, and they're the ones where having someone who's done it before genuinely changes the outcome.
I'm licensed in Florida under NMLS #1980519 and work through Dade Mortgage Solutions LLC, which gives me access to a wide network of wholesale lending channels rather than a single institution's product menu.
Let's find out what you actually qualify for
A short conversation is usually enough to tell you whether a bank statement loan, a portfolio condo program, or a conventional loan is the better path — and roughly what your numbers look like. No credit pull required to start.
Common Questions
Before you call
Do I need two years of tax returns to buy a house?
Not necessarily. Conventional financing generally does require them, but bank statement programs qualify you on 12 or 24 months of personal or business bank deposits instead. For borrowers with significant write-offs, that difference frequently translates into a substantially higher qualifying income and loan amount.
What makes a condo "non-warrantable"?
It means the building doesn't meet Fannie Mae or Freddie Mac eligibility guidelines — commonly because of active litigation, insufficient HOA reserves, high investor concentration, delinquent dues, too much commercial space, condotel-style operations, or unresolved structural and milestone inspection requirements under Florida's condo safety laws. It's a lending classification, not a judgment about the building's value.
How fast can a loan actually close?
It depends on the property, the program, and how quickly documentation comes back — but the biggest variable is how much gets handled before submission. Appraisal turn times, condo questionnaires, and title issues are the usual bottlenecks. I'll give you a realistic timeline for your specific file at the scenario review rather than a number that sounds good and then slips.
Are bank statement loan rates higher than conventional?
Non-QM programs are priced differently than conventional loans, and pricing varies by lender, credit profile, down payment, property type, and program. Rather than quote a generic number, I'll show you actual pricing across the lenders your scenario qualifies for so you can compare the real options side by side.
Do you only work in Delray Beach?
I'm based in Delray Beach and do a lot of work through Palm Beach, Broward, and Miami-Dade counties, but I'm licensed to originate throughout Florida.
Does a consultation affect my credit?
No. The initial scenario review is a conversation. Nothing is pulled until you decide to move forward with an application.