Commercial Real Estate Financing
Commercial Lending for Serious Investors.
Acquisition. Refinance. Multifamily. Mixed-Use.
Commercial real estate financing requires a different level of underwriting sophistication — and a lender who understands how income-producing properties actually work. 28 years of experience structuring commercial transactions for investors who know what they're doing.
Asset Classes
Property Types We Finance.
Commercial real estate covers a wide range of asset classes. Each has its own underwriting considerations, income dynamics, and program requirements.
Multifamily (5+ Units)
Apartment buildings and larger multifamily assets. Underwritten on net operating income, cap rate, and property performance. Programs available for acquisition, refinance, and cash-out.
5 units to 100+ units. Agency, portfolio, and bridge programs available.
Office
Single-tenant and multi-tenant office properties. Underwriting accounts for lease terms, tenant credit quality, and market vacancy. Owner-occupied and investment.
Single-tenant NNN to multi-tenant professional office.
Retail
Strip centers, single-tenant retail, and neighborhood shopping centers. Lease structure, anchor tenants, and market fundamentals drive underwriting.
Single-tenant NNN, strip centers, neighborhood retail.
Industrial & Warehouse
Warehouse, distribution, flex industrial, and light manufacturing. Strong fundamentals in most markets — underwriting focuses on lease terms and tenant quality.
Warehouse, flex industrial, light manufacturing, distribution.
Mixed-Use
Properties with both residential and commercial components. Underwriting accounts for the full income picture — residential rents and commercial leases.
Residential over retail, live-work, urban mixed-use.
Special Purpose
Self-storage, hospitality, medical office, and other specialty asset classes. Program availability varies — contact to discuss your specific property.
Self-storage, medical office, hospitality, and others.
Transaction Types
Transaction Types.
Acquisition
Financing for the purchase of commercial investment properties. Underwritten on the property's income, cap rate, and market fundamentals. Down payment requirements and LTV limits vary by asset class and program.
Rate & Term Refinance
Replacing existing commercial debt with improved terms. Repositioning the debt structure without pulling equity — lower rate, better term, or improved amortization.
Cash-Out Refinance
Accessing equity in a stabilized commercial property. Proceeds available for new acquisitions, improvements, or portfolio expansion. LTV limits and seasoning requirements apply.
Value-Add / Bridge
Short-term financing for properties in transition — acquisition with planned improvements, lease-up, or repositioning. Structured around the property's stabilized value and the investor's business plan.
Construction & Renovation
Financing for ground-up construction or major renovation of commercial properties. Structured around the project timeline, draw schedule, and stabilized value.
Underwriting
How Commercial Deals Are Underwritten.
Commercial real estate underwriting is fundamentally different from residential. The property's income — not the borrower's personal income — is the primary driver. Understanding how lenders evaluate commercial deals is where experience matters.
Net Operating Income (NOI)
Gross rental income minus operating expenses (taxes, insurance, management, maintenance, vacancy). NOI is the foundation of commercial underwriting — everything else is built on it.
Debt Service Coverage Ratio (DSCR)
NOI divided by the annual debt service (principal and interest). Most commercial lenders require a minimum DSCR of 1.20-1.25x — meaning the property generates 20-25% more income than it costs to service the debt.
Loan-to-Value (LTV)
The loan amount relative to the property's appraised value. Commercial investment properties typically require 25-35% equity. LTV limits vary by asset class, program, and market.
Cap Rate
NOI divided by the property's value. Cap rate reflects the market's pricing of the income stream — and is used to establish value in the appraisal. Understanding cap rates by market and asset class is essential.
Lease Structure
Lease terms, tenant credit quality, and lease expiration schedules affect how lenders view the income stream. Long-term leases with creditworthy tenants are valued differently than month-to-month or short-term leases.
Borrower & Sponsorship
Commercial lenders evaluate the borrower's experience, net worth, and liquidity — not just the property. Strong sponsorship can improve terms and expand program availability.
26 Years
Commercial Lending Requires a Different Conversation.
Commercial real estate transactions are more complex than residential — more variables, more documentation, more negotiation on structure. The difference between a well-structured commercial deal and a poorly structured one can be significant in terms of rate, terms, and whether it closes at all.
After 28 years working specifically in investment real estate financing — including commercial transactions across multiple asset classes and markets — I know how to position a commercial deal, which programs fit which situations, and how to navigate the underwriting process to get to closing.
FAQ
Common Questions.
Get Started
Tell Me About the Deal.
Describe the property, the transaction, and what you're trying to accomplish. I'll review it and come back with a clear picture of what programs are available, how the deal would be underwritten, and how to structure it.
Ready to discuss a commercial deal?