Milena Coello
Mortgage Broker
- Buy a home with up to $600 appraisal credit when eligible.
- Valid on locks March 4 – April 30, 2026.
- We confirm fit quickly before you waste time writing offers.
For homebuyers
Get clarity fast. Ask questions, compare options, and take the next step — without waiting on business hours. Get a pre‑approval plan in less than 60min.
Milena Coello is a Mortgage Loan Officer known for a patient, step-by-step approach. With a multilingual, client-focused background across lending, sales, translation, and education, she helps borrowers understand the process clearly—from documentation and deadlines to the real monthly payment. In mortgage lending, she focuses on structured consultations, document readiness, and proactive updates so buyers, homeowners, and referral partners stay aligned through underwriting and closing.
English, Spanish, French
Mortgage Loan Originator • NMLS #2753261. Licensed in Florida and Texas.
Bachelor’s Degree in English and French Language. Fluent in English, Spanish, and French—ideal for guiding a diverse borrower base with clarity and confidence.
- First-time buyers: clear steps, doc checklist, and realistic timelines
- Families: balance cash-to-close with a comfortable monthly payment
- Bilingual guidance so clients feel confident from pre-approval to closing
For homeowners
Whether you're reducing your payment, pulling cash‑out, or restructuring debt — refinancing should be strategic, not rushed. Review your options, compare scenarios, and see what actually improves your financial position between a second line of credit (HELOC) or HELOAN while keeping your lower mortgage rate.
For investors
Financing designed for real estate investors — from single rentals to full portfolios. DSCR loans, cash‑out strategies, and flexible programs built to scale investment growth.
Programs & options we can explore
A quick overview for clients, Realtor partners, and investors. (Educational only; not a promise.)
Florida & Texas focus
Work with Milena Coello on purchase, refinance, and investment scenarios — with clear, documented guidance.
- Fast scenario reviews with clean next steps
- Offer-ready pre-approval strategies
- Primary, second home, and investment options
- 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 type)
- 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
Grant-style DPA options on Conventional and FHA (guidelines apply).
- Conventional: 1%, 2%, or 3% of purchase price (HomeReady® / Home Possible® may be allowed)
- FHA: 2% or 3.5% of purchase price
- No second lien — DTI is not affected
- Forgiven at escrow
- First-time homebuyer allowed but NOT required
- Minimum FICO: 620 (Conventional), 640 (FHA) — manual UW may be allowed 640+
- Multiwides allowed (max LTV 95%)
- Does not run out of funds
- Lender-paid and borrower-paid compensation allowed
Boost FHA DPA
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 second)
- Minimum FICO: 640 (manual UW may be allowed 640+)
- No income limits
- DTI per AUS when approved/eligible (600+)
- Does not run out of funds
- Lender-paid and borrower-paid compensation allowed
Aurora FHA DPA
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
- Minimum FICO: 600 (manual UW min 600)
- DTI per AUS when approved/eligible
- Manual UW max DTI 40/50
- 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 before you commit
Doctor / medical professional 100% financing
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)
- No mortgage insurance (MI) in certain structures
- Borrower does not have to be a doctor — other medical professionals may qualify
- Available in ARM and fixed-rate options (availability varies)
Non‑QM: Standard documentation
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
- DTI up to 55%
- 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 condotels
- Loan amounts up to $4,000,000
Non‑QM: Bank statements
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
- 50% standard expense option
- Minimum 10% expense with accountant letter (where allowed)
- Non‑permanent residents up to 90% LTV
- Unlimited cash‑in‑hand (program-specific)
- 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 condotels
- Loan amounts up to $4,000,000
Non‑QM: Profit & loss only
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
- 12 or 24 months accepted
- Non‑permanent residents up to 80% LTV
- Unlimited cash‑in‑hand (program-specific)
- 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 condotels
- Loan amounts up to $3,000,000
- CPA / EA / CTEC / PTIN documentation (where required)
Non‑QM: Asset utilization
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
- 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 condotels
- 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
- Asset utilization often divides eligible assets by 84 months (example)
DSCR (1–4 units)
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)
- 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
- Condotels and studios up to 75% LTV
- 2 months reserves (example guideline)
- 3‑month cash‑out seasoning (example guideline)
- Cash‑out can be used for reserves (program-specific)
- Short‑term rental income may be accepted (AIRDNA / STR docs, where allowed)
- Loan amounts up to $3,500,000
- 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)
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)
- No tradeline requirement with 3 credit scores
- $1,000,000 cash‑in‑hand (example guideline)
- Cash‑out up to 65% LTV (example guideline)
- Commercial space < 50% may be allowed
- Loan amounts up to $2,000,000
Foreign national / ITIN scenarios
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)
- No DSCR ratio up to 65% LTV (program-specific)
- 6 months reserves (example guideline)
- No deposit sourcing (program-specific)
- No credit reference letters (program-specific)
- No asset seasoning in U.S. account (program-specific)
- No visa may be required (program-specific)
- 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
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
- 12/24‑month average minus expense ratio
- Non‑permanent residents up to 80% LTV
- Unlimited cash‑in‑hand (program-specific)
- 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 condotels
- Loan amounts up to $4,000,000
WVOE only
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)
- Non‑permanent residents up to 80% LTV
- Unlimited cash‑in‑hand (program-specific)
- Cash‑out can be used for reserves (program-specific)
- 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
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)
- No tradeline requirement with 3 credit scores
- Unlimited cash‑in‑hand (program-specific)
- Minimum per-property balance $50,000 (example guideline)
- Minimum of 3 properties; maximum of 25 properties (example guideline)
- Cash‑out up to 65% LTV (example guideline)
Closed-end second (HELOAN)
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)
- Income types can include standard doc, bank statements, P&L, WVOE, and 1099 (program-specific)
- Primary, second homes, and investment options may be available
- AVM-only may be available for loan amounts under $250,000 (program-specific)
- 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 Only, Asset Utilization, Closed-end seconds
- Business purpose: Standard doc, Bank Statements, P&L Only, 1099 Only, Asset Utilization, DSCR, Foreign income, Closed-end seconds
Conforming loan limits (CY2026)
Baseline conforming limits (most counties in FL & TX).
- 1‑unit: $832,750
- 2‑unit: $1,066,250
- 3‑unit: $1,288,800
- 4‑unit: $1,601,750
FHA loan limits in Florida (CY2026)
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 / $1,282,700
- 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
- 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 (Orlando): $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
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.
For Realtor Partners
Protect the deal and elevate your client experience. Offer‑ready pre‑approvals, same‑day strategy calls, and proactive communication so transactions move smoothly from contract to closing.
Programs backed by strong wholesale relationships.
A broad set of wholesale partners helps us solve clean files and more complex scenarios with better optionality. Products and availability vary by lender guidelines and borrower eligibility.
For Mortgage Brokers
A high‑trust platform built for experienced Mortgage Brokers. Compliance‑first systems, operational support, and technology that allows brokers to move faster without sacrificing quality. Built for professionals who want to grow production with the right infrastructure.
What clients say
A selection of recent feedback. Individual results vary.
“From my daily operations perspective as Luna, working with Milena Coello means precision and momentum. Milena is incredibly detail-oriented. She reads conditions thoroughly, anticipates what underwriting will ask for, and keeps files clean and complete. Her follow-up is consistent, and she treats every loan like it truly matters — because it does. She brings both discipline and warmth to the team, and that balance makes everything smoother.”
“Milena Coello is the kind of professional you immediately trust. She is responsive, organized, and extremely thorough. Every step of the process felt clear and structured thanks to her guidance. Milena brings both intelligence and kindness to what she does, which makes all the difference. I would confidently recommend her to anyone.”
“Milena made the mortgage process feel simple and manageable. She explains things clearly, follows up consistently, and makes you feel supported through every step. Her professionalism and warmth create a great balance that clients truly appreciate. Highly recommend working with her.”
Testimonials and reviews reflect individual experiences and may not be representative of all clients. Results vary.
- • Clean documentation and clear conditions — built to reduce surprises.
- • Program guidance: Conventional, FHA, VA, Jumbo, and select Non‑QM where appropriate.
- • Fast, calm communication from intake to close.
- • Offer‑ready pre‑approval strategy aligned to the contract.
- • Proactive updates that protect your client experience.
- • Speed when timing is tight — and precision when docs matter.
Licensed in Florida and Texas
For investment scenarios outside FL/TX, availability varies by state and program. Ask us first.
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