Yacht broker mortgage from a local Fort Lauderdale lender who reads Schedule C 1099 commission, co-broker splits, new yacht dealer manufacturer override, superyacht commission tier, charter management fees, and brokerage practice ownership as one income picture.

"Established yacht broker at a major Fort Lauderdale brokerage for 9 years with CPYB credential and Florida Yacht and Ship Broker license. Annual Schedule C 1099 commission averaging $385K over the 2-year period across 14 closed transactions ranging from $450K to $4.2M brokerage-tier vessels (mix of motoryachts, sportfish, and trawlers) plus charter management commission $65K from managing 4 client yachts for charter through the brokerage’s charter division. Substantial Schedule C deductions for FLIBS exhibition costs ($45K annually as co-exhibitor at Bahia Mar), Palm Beach International Boat Show participation ($18K), Miami International Boat Show ($12K), marketing platform fees at Yatco and YachtWorld ($35K combined annually), E&O insurance ($18K), IYBA dues plus CPYB credentialing fees ($3.2K), Florida broker license and bond ($1.8K), captain expenses for sea trials ($28K), travel for international vessel inspections ($22K), and home office expense ($14K). The first lender pulled my tax returns, saw the substantial Schedule C deductions, classified the broker income as ‘variable lumpy 1099 not stable for jumbo qualifying,’ refused to apply Form 1084 cash-flow addbacks to recover non-cash components, called the charter management fees ‘non-continuing side income,’ and offered me $585K Conventional Conforming based on Schedule C net income alone at $145K qualifying. Jim’s team applied Form 1084 cash-flow addbacks systematically recovering depreciation on office equipment and the vehicle business-use portion plus home office expense, documented the charter management income as continuing under the 5-year continuous management arrangement at the brokerage’s charter division, and ran the 24-month average under B3-3.3-02 properly. Total qualifying income: approximately $315K. $885K close Conventional Jumbo on a Las Olas Isles home in 47 days. Jim’s Fort Lauderdale local market knowledge made the difference — he knew the brokerage, knew FLIBS, knew the deal patterns."

"New yacht dealer sales rep at MarineMax (NYSE: HZO) for 6 years selling Sea Ray Sundancer, Boston Whaler, and Aviara models at the Fort Lauderdale and Pompano Beach locations. W-2 hybrid compensation: base salary $85K plus variable commission $245K (per-unit commission on 22 closed sales averaging $580K each across the production year) plus manufacturer override bonus $48K (for hitting $11.5M cumulative annual sales tier at Sea Ray) plus quarterly sales contest bonuses $18K plus annual MarineMax President’s Circle bonus $22K (qualified 4 of 6 years). Total W-2 averaging $415K over the 2-year period. Plus RSU vesting from MarineMax LTIP $35K annually (modest grants given the smaller equity program at HZO vs hyper-growth SaaS). The first lender pulled my W-2 and applied 24-month average but called the manufacturer override ‘dependent on volume threshold not stable,’ refused the quarterly sales contests as ‘discretionary,’ refused the RSU vesting as ‘speculative,’ and offered me $585K based on base + standard commission alone at $245K qualifying. Jim’s team documented the override structure with HR letter from MarineMax showing the multi-year override qualification history at Sea Ray tier thresholds, the sales contest history showing multi-year continuity, ran B3-3.1-09 RSU vesting analysis with continuing vest from existing LTIP. $785K close Conventional Jumbo on a Pompano Beach home in 38 days."

"Superyacht broker at the U.S. office of a major international firm for 11 years handling vessels $10M-$60M (motoryachts, expedition yachts, and select sailing superyachts). Schedule C 1099 commission averaging $725K over the 2-year period across 6 closed superyacht transactions (commission percentages negotiated lower at 4-7% on the larger vessels but dollar amounts substantial — the largest closing produced $1.4M gross commission on a $24M motoryacht co-broker split 50/50 for $700K to me as listing side). Plus charter management commission $145K from central agent role on 3 client superyachts on the international charter market plus brokerage practice partner distribution $185K from S-corp K-1 (partner equity in the U.S. office structure). Total $1.055M averaged across components flowing through S-corp combining W-2 reasonable comp $185K + K-1 $870K. Substantial Schedule C deductions for international travel (Monaco, Cannes, Antibes, St Tropez, Genoa, Palma de Mallorca for vessel inspections and shows), Monaco Yacht Show and Cannes Yachting Festival exhibition costs ($85K combined annually), and partnership management fees. The first lender saw the multi-source structure with international travel deductions and the lumpy superyacht commission, called it ‘too volatile for jumbo qualifying,’ refused the charter management income, refused the brokerage practice equity K-1, and offered me $885K based on personal Schedule C alone. Jim’s team documented the 11-year continuous broker history with average annual production demonstrating consistency across multiple market cycles, the brokerage practice partner agreement and S-corp 1120-S with K-1 distributions, and the charter management central agent contracts. $1.85M close Conventional Super-Jumbo on a Bay Colony home in 51 days."