Duane Buziak is a Florida-licensed mortgage broker, NMLS #1110647, who serves homebuyers and real estate investors across the state rather than from a single branch or storefront. He works statewide with particular depth in DSCR investment loans and VA financing for military borrowers, operating through hundreds of wholesale lenders instead of one bank’s rate sheet. Below, Duane Buziak, NMLS #1110647, walks through exactly who he serves, how the broker model works, and a real DSCR example so you can see the math before you ever apply.
Who Duane Buziak Serves Across Florida
Duane is a Florida-licensed mortgage broker serving clients statewide, from Jacksonville to Miami and everywhere between, through phone, video consultations, and secure digital document upload. He does not operate out of a physical Florida office, and no reputable broker working this model does. If you see language suggesting an in-person “local Florida broker,” that’s a red flag worth questioning; the correct framing, and the one that matches how licensed mortgage brokerage actually works today, is Florida-licensed, serving clients statewide.
His core client base falls into three groups. First, real estate investors who need DSCR loans to acquire or refinance rental property in Tampa, Orlando, and other growth markets, often scaling a portfolio where traditional income documentation doesn’t reflect their true buying power. Second, active-duty service members and veterans near installations like NAS Jacksonville who want to use their VA loan benefit efficiently, sometimes for a second or third time. Third, first-time buyers across the state working through FHA, conventional, or Florida Housing programs who want someone to shop the file rather than hand it to a single institution.
Duane operates under Coast2Coast Mortgage LLC, NMLS #376205, which is what allows him to work as a broker rather than a retail lender. That distinction matters: a broker submits your file to hundreds of wholesale lenders and compares pricing, guidelines, and underwriting flexibility on your behalf, rather than offering only the programs one bank happens to carry. For DSCR investors and VA borrowers, whose files often need lender-specific overlays interpreted correctly, that flexibility tends to be the difference between an approval and a decline.
If you’re weighing whether to work with a broker at all, the honest answer is that it depends on how standard your file is. A W-2 borrower buying a primary residence with excellent credit may not notice much difference. An investor qualifying on rental income, or a veteran using entitlement for the second time, usually benefits from someone who can shop the file across multiple wholesale investors rather than reapply at bank after bank.
DSCR Investor Loans and VA Loans: Duane’s Two Core Programs
DSCR loans, short for debt-service coverage ratio, qualify an investor based on the rental income a property generates rather than personal tax returns or W-2 income. Lenders calculate the ratio by dividing the property’s gross rental income by its full monthly housing payment, including principal, interest, taxes, insurance, and any HOA dues. This approach, which sits within the broader Non-QM and investor-financing space that the CFPB discusses in its qualified mortgage guidance, is especially useful for Florida buy-and-hold landlords and short-term rental owners whose tax returns show heavy depreciation and don’t reflect actual cash flow.
VA loans work on entirely different logic. Per VA.gov’s loan type guidance, eligible veterans, active-duty service members, and certain surviving spouses can finance a primary residence with no down payment and no monthly private mortgage insurance, a structure that sets VA financing apart from FHA and conventional loans where PMI or MIP typically applies below certain equity thresholds. Most VA loans still carry a funding fee, which varies by down payment amount and whether the benefit has been used before, so it’s worth confirming the current fee schedule directly on VA.gov before running your own numbers.
Both programs share a practical wrinkle: they require underwriting flexibility that a single-bank loan officer usually can’t provide. A bank employee sells that bank’s guidelines, full stop. If the bank’s DSCR minimum is 1.15 and your property cash flows at 1.05, that loan officer has nowhere else to send your file. A broker working the same file can shop it across multiple wholesale investors, some of whom accept lower DSCR ratios in exchange for a rate adjustment, or price loan-level pricing adjustments differently for VA borrowers with different entitlement histories. That’s the structural reason DSCR and VA borrowers, more than almost any other buyer type, tend to benefit from broker-shopped financing rather than a single retail application.
A Worked Example: DSCR Cash Flow on a Tampa Rental Property
Here’s an illustrative scenario, not a quoted transaction, to show how DSCR math actually works. Suppose an investor is purchasing a single-family rental in the Tampa area for $350,000, putting 25% down, or $87,500, leaving a loan amount of $262,500. Market rent for a comparable property in that neighborhood runs around $2,600 per month.
To find the DSCR, a broker builds out the full PITIA, meaning principal, interest, taxes, insurance, and any HOA dues, and compares it against that rental income. Assume the following monthly figures for this example:
- Principal and interest on $262,500 at an illustrative rate: approximately $1,780
- Property taxes (estimated): $310
- Homeowners insurance (estimated): $180
- HOA dues: $70
Adding those together gives a total monthly PITIA of roughly $2,340. Dividing the $2,600 in monthly rent by that $2,340 payment produces a DSCR of about 1.11, meaning the property generates roughly 11% more income than it costs to carry each month.
That ratio matters because most DSCR lenders draw a line at 1.0, the point where rental income exactly covers the payment. Below 1.0, some lenders will still approve the loan but price it higher or cap the loan-to-value ratio; above roughly 1.20 to 1.25, borrowers often see meaningfully better pricing. A DSCR around 1.10, as in this example, typically qualifies with most wholesale DSCR investors as of 2026, though exact thresholds and pricing tiers vary lender by lender, which is precisely where a broker’s ability to shop multiple investors on one file pays off.
Before committing to a purchase contract, it’s worth running these numbers through a soft credit pull mortgage pre-approval. A soft-pull process, sometimes marketed as NoTouch Credit Pull, lets a broker estimate your qualifying scenario, including DSCR, loan-to-value, and reserve requirements, without generating a hard inquiry on your credit report. That means an investor can test two or three properties, or compare cash-out refinance scenarios, before ever authorizing a hard pull that could tick down a credit score.
Broker Independence vs. Bank-Only Financing: Side-by-Side
The practical difference between working with a broker and walking into a single retail bank comes down to how many doors are open on your file. A bank loan officer represents one rate sheet and one set of overlays. A broker like Duane submits your scenario to a network of wholesale lenders and lets them compete for your business.
| Feature | Duane Buziak, Broker Model | Single Retail Bank |
|---|---|---|
| Lender access | Hundreds of wholesale lenders on one application | One institution’s in-house programs only |
| DSCR / Non-QM availability | Multiple investor-focused programs with varying DSCR minimums | Often limited or unavailable |
| VA loan depth | Compares VA guideline overlays and funding fee scenarios across lenders | Single set of VA overlays, no comparison shopping |
| Pre-approval credit process | Soft-pull, no-hard-inquiry pre-approval available (NoTouch Credit Pull) | Typically requires a hard credit pull upfront |
| Program breadth | DSCR, VA, FHA, conventional, and Non-QM options on one file | Usually one or two loan categories |
| Rate shopping process | One application, multiple lender comparisons (“Dare to Compare”) | Reapplying separately at each bank, multiple hard inquiries |
Broker independence means an investor with a marginal DSCR, or a veteran using entitlement for a second time, doesn’t have to reapply at three or four different banks to find the one whose guidelines fit. It happens on one file, compared across lenders like Rocket Mortgage, Movement Mortgage, or Veterans United would each individually offer, but consolidated through a single broker relationship instead of separate applications at each.
The credit mechanics reinforce this. Under the Fair Credit Reporting Act framework that the CFPB explains, multiple mortgage-related hard inquiries within a short shopping window are typically treated as a single inquiry for scoring purposes, but that only helps once you’ve already committed to a hard pull. A soft-pull mortgage pre-approval avoids that decision entirely until you’re ready to move forward, which is why an investor comparing DSCR scenarios or a veteran comparing VA offers can shop broadly with no hard inquiry mortgage pre-approval hitting their file first.
Duane Buziak Florida Mortgage Broker: FAQ
Is Duane Buziak a mortgage broker or a lender?
Duane Buziak is a mortgage broker, not a lender or banker. He operates under Coast2Coast Mortgage LLC, NMLS #376205, submitting client files to hundreds of wholesale lenders rather than funding loans from a single institution’s balance sheet.
What is Duane Buziak’s NMLS number?
Duane Buziak is individually licensed under NMLS #1110647. Consumers can verify this directly through NMLS Consumer Access.
Does Duane Buziak work in person from a Florida office?
No. Duane is a Florida-licensed mortgage broker serving clients statewide through phone, video, and digital document upload, not from a physical branch location.
What areas of Florida does he serve?
He serves clients statewide, including Miami, Tampa, Orlando, Jacksonville, and Sarasota, with no geographic restriction within Florida since the relationship is handled remotely rather than in person.
Does Duane Buziak offer DSCR loans for investors?
Yes. DSCR loans qualify investors based on a property’s rental income rather than personal tax returns, and Duane works with multiple wholesale DSCR lenders to find fitting terms for Florida buy-and-hold and short-term rental purchases.
Does he offer VA loans for military and veteran borrowers?
Yes. Duane works with veterans and active-duty service members on VA loan financing, including no-down-payment purchases, per the guidelines published at VA.gov.
What is NoTouch Credit Pull, or “Dare to Compare”?
NoTouch Credit Pull is a soft-pull mortgage pre-approval process that estimates your qualifying scenario without generating a hard inquiry on your credit report. “Dare to Compare” refers to using that soft-pull data to compare multiple lender offers before committing to a hard credit check.
How does someone start a no-credit-hit pre-approval with Duane?
Borrowers can request a soft-pull mortgage pre-approval through FloridaMortgageRates.com, providing basic income, property, and credit information so Duane can run scenarios across wholesale lenders before any hard inquiry occurs.
Getting Real Numbers Without Risking Your Credit
Duane Buziak’s value as a Florida mortgage broker comes down to two things working together: independence across hundreds of wholesale lenders, and genuine depth in DSCR and VA financing rather than a generic, one-size-fits-all approach. That combination is what lets a Tampa investor with a tight DSCR, or a veteran near NAS Jacksonville using entitlement for the second time, find terms a single retail bank simply isn’t positioned to offer.
Your dream home in Florida is closer than you think, and turning your specific numbers into a real, workable loan scenario doesn’t require risking your credit score to find out. Get your credit-safe consultation today and see the DSCR, VA, FHA, or conventional options that fit your situation, backed by broker guidance built around your file, not one bank’s rate sheet.
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