Stated Income ALT loan programs for Florida are filling the void.These programs are much more lenient and allow Alternative income streams to qualify such as: Liquid Asset calculations for incomeBusiness Bank DepositsPersonal Bank Deposits Expected Income New Employment income1099 IncomeCommissions & BonusesAccount ReceivablesNote Receivables Contracts for future incomeNew Rental IncomeExpected Rental Income from property planning to rentConsiderably different calculations on Tax returnsHas anyone seen these new Stated Income ALT programs that are filling the void between Fannie Mae and Hard Money?

There is an exception here that if you are buying your primary home and need a loan you can go above this limit (not every bank follows this...but more on this in a second)So what we need to do is point you in the direction of "portfolio" loans...sometimes they are called "commercial" loans but essentially these are loans that are NOT governed by Fannie Mae or Freddie Mac. 

Talk to your local lender that does Fannie Mae loans and see if they will allow this.

Thanks allEmma Hi Emma,Fannie Mae HomeReady. 

You have all the files ready to go.Per Fannie Mae eligibility matrix:Primary residence 2 unit: Minimum 15% downPrimary residence 3-4 unit: Minimum 25% downPer Freddie Mac eligibility matrix:Primary residence 2 unit: Minimum 15% downPrimary residence 3-4 unit: Minimum 20% down

@Kyle Schlosser Freddie Mac and Fannie Mae through their respective SBL (Small Balance Loan) and SML (Small Multifamily Loan) programs can offer nationwide non-recourse financing utilizing 30 year Amortization.

the max financed properties fannie mae is 10, i believe My goal is for next year 25 rental properties, how can I achieve it with different finance method or financial institution? 

Non Fannie mae loan.

@Jason Smith the reason that 80% LTV is hard to find with a cash out loan on an investment property is because Fannie Mae and Freddie Mac have a limit of 75% on cash out loans with a single family home. 

Not sure how familiar you are with them, but portfolio lenders have more flexibility since they keep the loan in-house (no Freddie Mac, no Fannie Mae).