Get Approved Today
Get Approved Today

Commercial & Investment Property Financing

Book A Commercial & Investment Financing Call

Turn properties into working assets with financing that respects the numbers.

Buying or refinancing a commercial or investment property isn’t about a checkbox “mortgage approval.” Lenders are looking at income, expenses, lease quality, borrower strength, and the exit plan as one package. The structure you choose today will drive cash flow, risk, and flexibility for years. This service is about building that structure properly—so your deal is financeable, bankable, and aligned with your strategy, not just the rate sheet.

How We Look At Commercial And Investment Deals

Before we talk about rates or lenders, we need to understand how the asset actually performs and how a credit team will view it. That means translating real rents and expenses into reliable cash flow and matching it with the right type of capital.

Income-Driven Decisions

For commercial and investment properties, approval hangs on net operating income, not just your personal salary. We review rent rolls, leases, recoveries, and operating statements, then convert them into the metrics lenders care about: DSCR, cap rate, and sustainable NOI. You’ll see how much the property itself can support before we layer in your personal strength.

Asset, Borrower, And Structure Together

The property type, your balance sheet, and the requested terms all interact. A strong asset can’t fully offset weak covenants, and a solid sponsor can’t fix a wildly optimistic pro forma. We assess those pieces together and decide what story we want the lender to see.

Forward-Looking Planning

Refinance risk, tenant rollover, maintenance backlog, and future capital needs matter as much as today’s numbers. We factor lease expiries, planned improvements, and your growth plans into the initial structure so you’re not forced into a corner three years down the line.

Key Elements Of Your Financing Plan

Once we understand the deal, we design a framework that balances leverage, stability, and flexibility. This isn’t just about “how much can we push the LTV.”

Property And Cash Flow Profile

We break down income by tenant, use, and term, then compare it to realistic expenses—taxes, insurance, utilities, maintenance, management, and reserves. If there are gaps or aggressive assumptions in your current budget, we adjust them before a lender does.

Leverage, Amortization, And Covenants

How much you borrow, over how long, and under what conditions will decide your monthly obligations and your margin of safety. We set loan size and amortization so the deal works under lender stress tests and your own risk tolerance, and we’re clear about any covenants you’ll be expected to live with.

Security, Guarantees, And Recourse

Not all commercial debt is the same. We look at what security is being offered, where guarantees will be requested, and what recourse means in practice. When possible, we aim for structures that give you room to operate without overcommitting personally.

How We Structure And Execute Your Deal

The process is deliberate: define the ask, match it to the right capital, and manage the underwriting detail so the file keeps moving.
Phase 1

Initial Scan And Feasibility Check

We start with a concise package: a summary of the asset, preliminary financials, your profile, and the requested terms. From there we stress-test the numbers to make sure the financing target makes sense before we go out to market.
Phase 1
Phase 2

Term Sheet Strategy And Lender Shortlist

Based on size, property type, and risk profile, we decide which class of lender fits—bank, credit union, non-bank, or specialty lender. We’re selective about who sees the file so you get meaningful term sheets, not a pile of non-starters.
Phase 2
Phase 3

Due Diligence, Approval, And Funding

Once you’ve chosen a direction, we manage the details: updated financials, appraisal, environmental reports (if required), and legal steps. The aim is to keep conditions clear and manageable so funding lines up with your purchase or refinance date.
Phase 3

Issues We Prefer To Solve Before Lenders See Them

Experienced lenders are quick to spot weak points. Our job is to address them in advance or explain them clearly.
2e

Vacancy, Rollovers, And Stabilization

Short remaining lease terms, upcoming vacancies, or recent repositioning can all raise questions. We prepare a realistic lease-up or renewal story and, where needed, factor in holdbacks or staged advances.

Appraisal, Environmental, And Legal Surprises

Value, site condition, and title issues can all derail a transaction late in the game. We flag likely concerns early and coordinate with appropriate professionals so you’re not reacting at the eleventh hour.

Refinance And Exit Planning

If you intend to renovate, reposition, or sell within a few years, we design the initial terms with that in mind. That includes thinking through prepayment penalties, renewal options, and documentation you’ll need to support a future refinance or exit.

FAQs

For these properties, lenders lean heavily on net operating income and required coverage ratios, then overlay your strength as a borrower. Personal income still matters, but the asset’s performance leads.
Often, yes. Many commercial deals use shorter fixed terms with renewal options. We choose lengths that match your objectives and manage renewal risk, rather than defaulting to whatever is offered.
In many cases, some form of guarantee is expected, especially for smaller or closely held projects. We review what’s being requested and, where possible, negotiate scope and conditions.
With a complete package and responsive counterparties, approvals can often be achieved within a few weeks, but the timeline is driven by appraisal, environmental, and legal work as much as by credit decisions.

How To Move This From Concept To Closing

If you’re considering a purchase, refinance, or development of a commercial or investment property, the financing discussion should happen alongside the deal analysis—not after the fact. Send a concise summary of the asset (or target), current or projected income/expenses, and your timing. From there, we’ll map out viable structures, discuss which lenders make sense, and set a plan to get from initial numbers to a funded facility that supports your strategy.
Schedule Your Commercial & Investment Financing Call
Prefer to start by email or a brief call? Reach out with the basics and we’ll take it from there.
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