With one 30 days late on my present mortgage and three 30 days late on my student loan

Yes

Most lenders will not do a 1x30 late in the last 12 months on a mortgage, but there are definitely some lenders out there who will. The lates on the student loan should be ok as long as it is current now and the lender may want a letter of explanation about the lates.

I do not think you should have a problem finding a mortgage broker/banker licensed to do loans in Florida who can accept 1 30 day mortgage late in the past 12 months. Overall credit is still important in relation to that, so you likely will need to write a good strong letter explaining why the lates on the student loan and the mortgage occurred.

I have an FHA solution for you. Please call me at 678-571-7433.

More info needed..specifically, how long ago was the 30 day late.. some lenders say you cannot have a 30 day late in the past 12, but guidelines say you can have one, so long as it wasn't in the most recent 3 months.. understand that every lending program has a "boiler plate" set of guidelines that lenders must follow, but lenders are allowed to add additional guidelines above what the boiler plate has.. it's these "overlays" that makes lending different, one lender to another.. Because of this, it's best you contact a broker rather an individual bank or mortgage company.. since brokers work with numerous different lenders.. you have a greater likelihood of getting your loan scenario accepted.. but you should definitely get pre approved prior to selling your home.. otherwise you might be homeless.. I'm a Broker here in Scottsdale AZ and I only lend in Arizona. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. William J. Acres, Lender411's number ONE lender in Arizona. 480-287-5714 WilliamAcres.com NMLS# 226347

Before selling your home, or getting into contract to sell, take the time to get pre-approved based on your current situation. This may help you to make the decision to actually sell or stay a while in your current home and work on your credit file. If your credit situation does not allow for a loan at a decent rate at this point, there are several credit repair/restoration companies out there to choose from, but be wary. I send clients to www.xperiacredit.com. Ask to speak with Matthew Mincks. He can go over the program which has been effective and inexpensive for clients. All the very best, Scott.

Possibly, but there are more details I would need because the criteria involves more than just credit. Please contact me at bwindom@comcast.net if you would like me to assist you? No cost or obligation. I just need some more information in order to help you.