NMLS #2560393Licensed mortgage broker in Florida
Central Florida — wholesale-channel financing matched to how Orange County homes actually sell, from a licensed Florida broker.
AI REMCO L.L.C. is a licensed mortgage broker based in Oldwick, New Jersey, in Tewksbury Township, serving borrowers throughout Orange County, Florida.
Orange County covers Orlando and its suburbs, from Winter Park's established housing to Winter Garden and Lake Nona's new construction and the short-term rental corridors near the theme parks. Condo-hotel and short-term rental properties need careful program screening.
Property type drives the loan here as much as the borrower does. A condominium, a townhouse in an association and a detached single-family home are three different underwriting conversations even on the same street. As a broker, AI REMCO L.L.C. (NMLS #2560393) works with a wholesale lender and helps borrowers review the programs available for their property, documentation and circumstances.
AI REMCO L.L.C. does not have a Orange County office. We work from Tewksbury, New Jersey, are licensed as a mortgage broker in New Jersey, Pennsylvania and Florida, and handle Orange County files remotely — application, document collection and updates by phone, email and video. Every figure we provide is an estimate, not a commitment to lend; all loans are subject to credit approval, underwriting and property appraisal.
Most Orange County files land in one of a few programs: Conventional loans in Orange County, FHA loans in Orange County and VA loans in Orange County. Business owners can compare Non-QM options for self-employed borrowers, including bank statement loans, and first-time buyers can read how FHA down payment, credit and mortgage insurance requirements work.
Loan limit figures published by the Federal Housing Finance Agency for 2026 — fhfa.gov conforming loan limits. Last reviewed 2026-09-05. For reference only.
Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; FHFA House Price Index, county annual, 2025; FEMA OpenFEMA, National Flood Insurance Program data, as of August 2026. Public estimates for the county as a whole, for general information only; they are not an appraisal, a tax figure for any property or a prediction.
Government and Freddie Mac data, updated as each source publishes.
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Sources: Consumer Financial Protection Bureau, HMDA data (loans originated); U.S. Census Bureau, Building Permits Survey; Freddie Mac House Price Index (FMHPI). Figures describe the past and are for general information only; they are not an appraisal, a forecast or an offer of credit.
Orlando is the Orange County seat. We work with borrowers throughout the county, including areas not listed here.
AI REMCO L.L.C. is based in Oldwick, NJ, in Tewksbury Township, and serves borrowers throughout Orange County — we do not maintain a branch office in every county we serve.
Row homes, converted buildings, and houses sharing a wall or sitting above a storefront are all financeable, but the details matter: mixed commercial use, unpermitted conversions, and party-wall conditions each affect which lender and program fit the file. Sorting that out early keeps the appraisal from becoming the surprise.
Builder contracts move on their own schedule, and a long build window affects rate-lock strategy, appraisal timing and how deposits are documented. Builder incentives tied to using an affiliated lender are worth comparing against outside options on total cost, not just the incentive.
Condos are underwritten twice — the borrower and the association. Owner-occupancy ratios, budget and reserve levels, insurance coverage, litigation and delinquency rates all affect whether a project is eligible, and the standards differ between conventional, FHA and VA. Florida associations also face structural-inspection and reserve-funding requirements under state law, and lenders increasingly ask for that documentation, so the association's paperwork is worth requesting early. Checking the project before you write an offer avoids losing weeks on a condo that a given program cannot finance.
Second-home and investment financing carry different down payment and reserve requirements than a primary residence, and short-term rental income is not counted the same way across programs — some do not accept projected short-term rent. Local rental ordinances also affect what an appraiser and a lender will accept.
Association dues, master-association fees and special assessments are part of the housing expense a lender counts, so they affect qualifying just as taxes and insurance do. In newer planned communities the dues can be substantial, and pulling the actual figures early keeps a pre-qualification estimate close to the final numbers.
Florida property taxes are assessed by the county property appraiser and collected by the county tax collector. A homestead exemption and the Save Our Homes assessment cap can hold a long-time owner's taxable value well below market value, which means the seller's current tax bill often understates what a new owner will pay after the property is reassessed. We look at that gap before quoting a payment, because it is one of the most common surprises on a Florida purchase.
In Florida, hazard, wind and flood coverage are separate considerations, and roof age, construction type and the four-point or wind-mitigation inspection results all influence what a policy costs — which in turn affects qualifying. Condominium and association purchases add structural-integrity and reserve-funding documentation under state law, and lenders increasingly request it. Premiums are quoted by insurers, not by us.
Documents, the appraisal, credit review, rate locks and refinancing work the same way in every county: see how the mortgage process works.
Orange County uses the 2026 national baseline conforming limit of $832,750 on a one-unit home. Above that amount a purchase or refinance moves to jumbo guidelines, which set their own credit, reserve and appraisal requirements.
The default for most purchases and refinances, including single-family homes and condos.
Government-insured financing with a lower minimum down payment — useful on older housing and for shorter credit histories.
Eligible veterans and service members can buy with no down payment.
For purchases above the county conforming loan limit.
For self-employed borrowers, investors, and files that need alternative income documentation.
Using accumulated equity for repairs, debt consolidation or other needs.
The 2026 FHFA one-unit conforming loan limit in Orange County is $832,750. Loan amounts at or below that figure follow conventional conforming guidelines; above it, the loan is a jumbo and is underwritten to the investor's own credit, reserve and appraisal requirements.
Look for a broker licensed in Florida and verify the license on the NMLS Consumer Access site (nmlsconsumeraccess.org). AI REMCO L.L.C. is a licensed mortgage broker in Florida, NMLS #2560393, and works with Orange County borrowers. You can reach a licensed loan officer at (732) 561-4292 or [email protected].
No. AI REMCO L.L.C. works from Tewksbury, New Jersey and serves Orange County borrowers remotely, by phone, email and video. There is no Orange County branch office.
AI REMCO L.L.C. is a mortgage broker that works with a wholesale lender. We help you explore available loan programs and guide you through the mortgage process. The lender underwrites and funds the loan. We receive compensation for arranging mortgages; available terms depend on lender requirements and borrower qualifications.
Often, yes, but the association is reviewed alongside the borrower. Owner-occupancy, reserves, insurance, litigation and delinquencies all affect project eligibility, and conventional, FHA and VA each apply different standards. Requesting the association's documents early tells us which programs are open before an offer is written.
Yes. Wholesale channels include conventional investment-property and second-home financing. The lender reviews income, assets, existing debts and any eligible documented rental income. Down payment and reserve requirements are higher than for a primary residence, and terms depend on the lender's guidelines.
It depends on the program, the appraisal schedule, the title work and how quickly documentation comes back — not on a fixed timetable we can promise. What we can do is tell you at the start what the file needs, so the avoidable delays do not happen. Any timeline discussed is an estimate, not a guarantee.
All of them. AI REMCO L.L.C. is licensed as a mortgage broker in Florida and works with borrowers anywhere in Orange County, including municipalities not listed on this page. Files are handled remotely from Tewksbury, New Jersey — there is no Orange County branch office.
Yes. Taxes and insurance are part of the housing expense a lender counts, so a higher tax bill reduces the loan amount a given income supports. We use the parcel's actual assessed figure where available, and treat pre-closing figures as estimates.
Reach a licensed loan officer at (732) 561-4292 or [email protected]. Mon–Fri, 9am–8pm ET.
Verified against public program guidance as of September 2026.
