Second Chances · Miami & South Florida
If you have equity in your Florida home, financing may be one option — but it isn't always the right option. I'll help you understand the numbers, potential costs, and whether an equity-based bridge loan is worth exploring. Confidentially, without judgment, in English or Spanish.
Powered by Bold Mortgage (NMLS #386834). Equal Housing Lender. Not a commitment to lend. Checking your situation is free, involves no credit pull, and is not a loan application.
Every situation is different. No specific outcome can be promised — what I promise is straight answers about your real options.
Time-sensitive
Then timing is the single biggest factor in whether financing is even feasible. Underwriting, title work, and payoff figures all take time, and the closer a scheduled sale date is, the fewer financing structures can realistically be completed beforehand. Some situations still have room. Others don't — and you deserve to be told which one you're in rather than strung along.
Call or message me and I'll give you a straight read on the financing side today. If financing isn't realistic in your window, I'll say so.
Mortgage financing is not legal advice. If you are involved in an active foreclosure case or have a scheduled sale, consider speaking promptly with a qualified Florida foreclosure attorney about your legal rights and deadlines.
Plain English
A foreclosure bridge loan is a short-term mortgage secured by the equity in your home. It pays off your delinquent loan — including the missed payments, late fees, and legal costs that have piled up — and replaces it with a new loan while you work on getting back on your feet. These programs often place greater emphasis on property equity than conventional mortgage programs, although lender underwriting requirements still apply, which is why they can work when a bank refinance has already been declined. They cost meaningfully more than a conventional mortgage, which is why they're designed as a bridge: a tool with a planned exit, not a permanent loan. Terms run up to 36 months in most cases, and there is typically no pre-payment penalty, depending on the lender — so if you qualify for a conventional refinance sooner, you're generally free to take it.
A modification asks your current bank for new terms — you're negotiating with the same lender that filed on you, on their timeline, with no guaranteed result. A bridge loan replaces that lender entirely, at a higher cost. Some homeowners pursue both in parallel.
Selling ends the mortgage obligation but also ends your ownership — and in a rushed sale you rarely get full value. A bridge loan is for people who want to keep the home and have a realistic way to exit the bridge. If selling is genuinely the better outcome, I'll tell you that.
Florida is a judicial foreclosure state: lis pendens, judgment, then auction. Every stage that passes narrows the practical options and adds legal costs that come out of your equity. The earlier the call, the more of your equity tends to survive.
Clients Who Closed
Verified Google reviews from real clients.
5/5 Stars – Ray Saved My Home in a True Emergency. Ray is the real deal. I was facing a very time sensitive foreclosure auction with only days left, and the pressure was intense. Ray stepped in immediately, worked non stop, and was able to secure me a loan that stopped the sale just in time. He went far beyond what anyone else would do answering every single phone call (day or night), patiently explaining every detail, and responding to all my questions no matter how many times I asked. He's not just professional he's a genuinely great guy who truly cares. He treated my situation like it was his own family's home on the line. Thanks to Ray's dedication, hustle, and kindness, I kept my property and avoided disaster. If you're in a tough spot with foreclosure or need fast, reliable help, Ray is the one you want. 10/10 would recommend
He's a Saint! Dealing with me could be a nightmare when I'm under stress... he was unfortunately my closets target and got all my bullets... but... he made it happen and delivered an awesome deal and a very smooth closing! Please don't do as I did when you work with him... he didn't deserve to be my “boxing punching bag”...I really appreciate him, his proffesionalism, his calm, patience, manners and knowledge, but most of all, his humble attitude and the care he takes of his clients until he makes the dream happen!!! Love you Reiner ! You are awesome!
Individual results vary. These reviews describe individual clients' own experiences and are not typical, representative, or a prediction of any outcome. No result can be promised, and whether financing is available or can be completed before a scheduled sale depends entirely on the facts of each situation, lender guidelines, and timing.
★★★★★ Rated 5.0 on Google
Check My Situation
This is not a mortgage application and not a pre-qualification. It's six short steps describing your situation so I can review the financing side properly before we talk, instead of asking you to explain everything cold over the phone. No credit pull. Nothing is shared or sold.
Your information came straight to me. Here's what I'll actually look at before I call you back:
If financing isn't the right answer for you, I'll tell you that too, and point you toward the options that are. Nothing has been approved, and nothing is committed — this is a review, not a decision.
Mortgage financing is not legal advice. If you are involved in an active foreclosure case or have a scheduled sale, consider speaking promptly with a qualified Florida foreclosure attorney about your legal rights and deadlines.
Something went wrong on the way to my inbox — and I'd rather you reach me directly than retype all of that. Please call or WhatsApp Reinier and we'll pick it up from there.
You can also email [email protected].
No surprises
Bridge financing is substantially more expensive than a conventional mortgage. Higher rate, plus origination costs, on a loan that also absorbs your past-due balance. Anyone who glosses over that is selling you something. The honest question isn't "is this cheap" — it plainly isn't — it's whether the cost of the financing is smaller than what you stand to lose without it, and whether you have a realistic way back out.
Where the value sitsafter closing
Payoff + past due Financing + title costs Remaining equity
Not a quote, Loan Estimate, approval, or commitment to lend. Actual rates, points, fees, loan amounts and terms vary by lender, borrower, property and transaction. Your actual costs may be higher or lower.
In the example alongside, roughly $64,000 of equity is consumed by the arrears, the financing costs, and title and closing costs — leaving about $226,000 of the original $290,000 in equity. That's a real number and it should sting a little. Here is the frame I'd use with my own family:
I don't publish rate or fee ranges, because every file prices differently by lender, equity, property, and structure — a published range would be a guess dressed up as a quote. You get real figures in writing from the lender before you commit to anything, and you're free to walk away at any point.
Straight assessment
I get paid when a loan closes, so treat the right-hand column as the one that matters. It's the list I actually use to talk people out of borrowing, and I'd rather lose the file than put someone into a loan that buys six months and costs them the house anyway.
Usually some combination of these is true:
These are the ones where I'd rather you keep your equity:
If a bridge loan isn't right for you, the honest options are laid out below, including the ones I don't earn anything from.
The part most lenders skip
Short-term money is only sensible if there's a defined way off it. Before I'd help anyone structure a bridge, I want to know how it ends — and if we can't answer that together, that itself is the answer.
A delinquent mortgage, mounting arrears, and a court process moving on its own schedule while the options narrow.
An equity-based loan pays off the delinquent mortgage and arrears. The cost is higher; the point is time and control, not savings.
A payment you can sustain, a realistic budget, and regular check-ins. This is where the work actually happens.
The bridge is repaid — by refinance if you qualify at that time, by sale, or by another source of funds identified up front.
No outcome here is promised. I can't guarantee that your credit will improve, that you will qualify for future financing, what rates will be available later, or what your property will be worth. Any exit depends on your circumstances and on lender guidelines in effect at that time. What I can do is make sure we've named the exit honestly before you sign anything.
The full picture
Here is the honest landscape. I only provide one of these — mortgage financing. The others are handled by your servicer, a real estate professional, or a licensed attorney, and I'll point you toward them without asking for anything in return.
To be explicit: I am a licensed mortgage loan originator. I do not provide legal advice, bankruptcy advice, foreclosure-rescue services, credit-repair services, or loan modification services, and I am not compensated for referrals. For legal advice on a pending foreclosure, consult a qualified Florida attorney.
Local Knowledge
Some lenders call this a foreclosure bailout loan; I structure it as a bridge with a planned exit. Either way, timing is everything, and the timeline here is specific: Miami-Dade foreclosures are judicial, filed with the Clerk of Courts, and end at an online auction on the county's foreclosure sale site. Between the first missed payment and that auction there are months of decision points — and at many of them, home equity can still change what's possible. For the full timeline and every option at each stage, read my guide: How to Stop a Foreclosure in Miami (en español). Weighing this against a modification, short sale, or bankruptcy? See the honest side-by-side comparison. In Broward County? Start here. I'm licensed throughout Florida — start at the statewide Florida guide for local help in Palm Beach, Tampa, Orlando, Jacksonville, Cape Coral, Lakeland, Kissimmee, and Daytona. Have an auction date already? Check how much time you have.
In Miami-Dade, a lis pendens is the start of the court case, not the end of your ownership. Cases routinely take months to reach judgment, which is often — though not always — enough runway for financing to be arranged. Your attorney is the right person to tell you what your specific case timeline looks like.
Once the Clerk schedules the online sale, the clock is real, and whether financing can be completed in that window depends on how much time is left, your equity, and title condition. Nobody can promise a sale will be stopped or postponed. What is certain is that waiting only removes options.
South Florida appreciation means many homeowners behind on payments are sitting on six figures of equity — in Little Havana, Westchester, Hialeah, Kendall, and across Miami-Dade. That equity is what gives you options when a conventional refinance has already been declined.
Who this helps
The most common case: months behind, bank not returning calls, but years of equity built up. That equity is the leverage — it may be able to clear the arrears and reset the board.
A lis pendens or auction date doesn't automatically end your options, but it shrinks the clock. The sooner we talk, the more tools are realistically on the table.
Self-employed with a bad year, a layoff now behind you, an illness recovered from. You can pay going forward — you just can't catch up the past. That's often a solvable problem.
Tax certificates and HOA foreclosures move fast in Florida. Equity-based financing can sometimes clear them before they escalate.
An inherited house stuck in probate with payments slipping, arrears piling up, or siblings to buy out. Equity-based financing can clear the arrears, fund an heir buyout, and hold the property while the estate settles — working alongside your probate attorney or personal representative. Divorce situations work the same way. Full probate & inherited-home details →
Auction wins, REO purchases, and fix-and-flip projects that need to close in days, not months. Private money financing →
La consulta, los documentos, el plan y el cierre — todo puede hacerse completamente en español. Enfrentar una ejecución hipotecaria es difícil; entender tus opciones no debería serlo. Lea esta página en español →
Foreclosure defense, probate, family law, bankruptcy — if your client has equity and a deadline, send me the scenario for a same-day read. No referral fees, RESPA-compliant, counsel briefed at every milestone. How I work with attorneys →
Honest answers
In many cases, yes — especially if you have equity in your home. An equity-based bridge loan can pay off the delinquent mortgage and arrears, giving you room to stabilize. The earlier you call, the more options exist — waiting until the auction date removes most of them.
These programs often place greater emphasis on property equity than conventional mortgage programs, although lender underwriting requirements still apply. Credit, income, and the property are all still reviewed — what differs is how much weight the equity carries. That's why they're worth exploring when a bank refinance has already been declined, but it isn't the same as saying credit doesn't matter.
No — and be skeptical of anyone who guarantees that. What I promise is an honest, confidential assessment of your real options, fast answers, and a genuine plan if a bridge loan fits. If it doesn't fit, I'll tell you straight and point you toward alternatives.
Substantially more than a conventional mortgage — higher rate, and origination costs on top. That's the honest headline, and it's exactly why a bridge is only worth doing when the equity it protects is worth more than the money it costs. I don't publish rates or fee ranges, because every file prices differently based on lender, equity, property, and structure. You get real figures in writing from the lender before you commit to anything.
Yes — I won't pretend otherwise, and the cost section above lays out how I'd weigh it. That's why the plan from day one is to refinance you back out of it if and when your credit recovers — and with typically no pre-payment penalty, depending on the lender, you may be able to exit as soon as you qualify, any time within the up-to-36-month term. A bridge is measured against what it protects: your home, your equity, and your path back.
We work the rebuild plan: sustainable payments, credit milestones, regular check-ins. If and when your profile recovers and you qualify, we refinance into a conventional loan. Nobody can promise future eligibility or future rates — but the refinance back is the finish line we're aiming at, and I stay with you through the whole arc.
Yes — REO, auction, and distressed purchases across South Florida, including fast-close private money and renovation-friendly programs when conventional financing won't work on the property.
Often, yes. Probate and estate bridge loans are equity-based — they can clear mortgage arrears on an inherited property, fund a buyout of co-heirs or siblings, or cover estate expenses while probate is pending, keeping the home in the family instead of forcing a rushed sale. I coordinate with your probate attorney or the estate's personal representative. (This is financing, not legal advice.)
It varies by program and property, but as a rule of thumb the new loan — payoff, arrears, fees, and costs combined — generally needs to stay under roughly 65–70% of the home's value. The more equity, the more options and better terms. A quick, free assessment tells you where you stand.
Because underwriting leans more on equity, it can move faster than a bank refinance — closings may happen in a matter of days to a few weeks, depending on title work, payoff figures, and lender turn times, versus 30–45 days for a typical conventional loan. No closing date can be promised in advance. When a sale date is on the calendar, timing is the whole issue.
No. The initial conversation and options review involve no hard credit pull. A credit check happens only if and when you decide to move forward with an actual loan.
Typically no pre-payment penalty, depending on the lender and the program — but confirm it in your own loan documents before you sign, because terms vary by lender. It matters because the whole strategy is to refinance out if and when your credit recovers. Terms run up to 36 months in most cases.
Sometimes. The mechanism is simple: when a delinquent mortgage is paid in full before the sale is conducted, there is no longer a debt to foreclose on. That outcome belongs to the court and your lender's process, not to me, and nobody can promise a sale will be stopped or postponed. Whether financing can close in time depends on your equity, title condition, the payoff figure, and how much time is left. Miami-Dade foreclosure sales are held online through the Clerk of Courts, and the date on your notice is real — if you have a scheduled sale, speak promptly with a qualified Florida foreclosure attorney about your legal rights and deadlines, and call me the same day if you want the financing side reviewed.
It's the same core tool — an equity-based loan that pays off a delinquent mortgage — but I structure it as a bridge with a planned exit: clear the arrears, stabilize, work on credit, then refinance back into a conventional mortgage if you qualify. A bailout without a rebuild plan just delays the problem; the bridge-and-exit plan is what actually addresses it.
No. It's a short description of your situation so I can review the financing side of it before we talk. It is not a mortgage application, not a pre-qualification, and not an approval, and submitting it triggers no credit pull. If financing turns out to be worth pursuing, a real application comes later — separately, and only if you decide to.
Sí. Todo el proceso puede hacerse completamente en español — la consulta confidencial, los documentos y el cierre. No estás solo en esto.
Independent help
These are independent of me, and two of the three are free. I'd rather you use them than pay anyone — including me — for something you can get on your own.
The company you send your payment to is the only party that can quote your exact reinstatement figure or offer a workout, forbearance, or modification. Their number is on your monthly statement. This conversation costs nothing and it's usually the right first call — well before you talk to any lender, including me.
What to ask them →Anything involving your legal rights, court deadlines, defenses, or bankruptcy belongs with a licensed attorney. I am not one and I don't provide legal advice. The Florida Bar's referral service can connect you with a foreclosure attorney in your county, and I receive nothing if you use it.
Florida Bar referral service →Free, independent, non-profit counseling for homeowners facing foreclosure. They can review your budget, explain your options, and in many cases contact your servicer with you. There is never a fee for HUD-approved counseling — if anyone asks you to pay for it, that's your signal to walk away.
Find a HUD counselor →No affiliation. Reinier Cancio and Bold Mortgage are not affiliated with, endorsed by, or acting on behalf of HUD, the CFPB, the Florida Bar, the Miami-Dade Clerk of Courts, any court, or any other government agency. These links are provided as a convenience only, and no compensation is received for referring you to them.
Foreclosure Help Center
Free, no sign-up, nothing to fill out. Start wherever your situation is — and if you'd rather just talk it through, call (305) 492-2404.
Florida's judicial foreclosure timeline step by step, the five options honestly compared, and the local guide for every county I serve — all in one place.
Start here →Enter your Miami-Dade auction date and see how many days remain and which options are realistically still open at that stage. Runs in your browser — nothing is stored or sent.
Open the tool →The full Miami-Dade timeline — missed payments, lis pendens, judgment, online auction — and what can still be done at each stage. The guide to read first.
Read the guide →Bridge loan, loan modification, reinstatement, short sale, Chapter 13 — side by side, with the honest trade-offs of the four I don't get paid for.
See the comparison →Probate and estate bridge loans — clear a delinquent mortgage on an inherited property, buy out co-heirs, and keep the family home while the estate settles.
Probate loans →The term many homeowners search for, explained honestly — how an equity-based bailout works, statewide across Florida, and why mine always comes with an exit plan.
Bailout loans →Lis pendens, reinstatement, surplus funds, certificate of title — every term on your paperwork translated into plain English, plus the scams to watch for.
Look up a term →A free one-page explainer covering all five options, in English and Spanish. Built for attorneys, housing counselors, and realtors to print and hand to a client.
Print or share →El proceso de ejecución hipotecaria en Miami-Dade explicado paso a paso, y las cinco opciones que todavía pueden detener una subasta. Todo en español.
Leer la guía →Cómo funciona un préstamo puente basado en la plusvalía de su casa, quién califica, y qué esperar — explicado completamente en español.
Ver el programa →Fort Lauderdale, Hollywood, Pembroke Pines, Pompano — the Broward Clerk's process, older condo buildings, and what's different one county north.
Broward help →Décadas de plusvalía acumulada, dueños de negocio, y familias multigeneracionales — por qué Hialeah tiene más opciones de las que cree.
Ayuda en Hialeah →West Palm Beach, Boca Raton, Delray, Boynton — special assessments on fixed incomes, high-value auctions, and reverse-mortgage exits for owners 62+.
Palm Beach help →Tampa, Brandon, Riverview, Carrollwood — post-2020 equity, storm and insurance shocks, and the Hillsborough Clerk's online auction process.
Tampa help →Orange, Osceola, Seminole, Lake — seasonal hospitality income, fast-moving HOA liens, and vacation-rental mortgages behind on payments.
Orlando help →Duval, Clay, St. Johns, Nassau — decades of quiet equity in the urban core, military families, and heavy investor pressure on affordable neighborhoods.
Jacksonville help →Lee County — post-Ian insurance shocks, canal-front equity, Lehigh's investor pressure, and the Lee Clerk's online auction process.
Cape Coral help →America's most foreclosure-pressured metro — I-4 commuter budgets, new-construction HOA bills, and what Polk equity can still do.
Polk help →Vacation-rental defaults, seasonal hospitality income — y todo el proceso disponible completamente en español.
Osceola help →Volusia County — commuter budgets, beachside income, older coastal condos, and the Volusia Clerk's online auction.
Volusia help →Talk to me first
Nobody plans to fall behind. There's no lecture waiting for you here — just a straight, confidential conversation about your options, including the ones that don't involve borrowing from me. Call, text, or WhatsApp — whichever feels easiest.