Finance business or investment property from $50,000 to $500,000. Asset-based program — no bank statements, tax returns, or financials needed. Just a 1-page application.
This is an asset-based, application-only program. No income documentation is required — no bank statements, tax returns, or financial statements. Your property is the qualification.
A small commercial real estate loan is a financing product designed to help business owners and investors purchase or refinance commercial property, raw land, and residential investment properties — without the documentation burden of traditional bank financing. Unlike conventional commercial mortgages that require full income verification, profit-and-loss statements, tax returns, and cash-flow analysis, this program is underwritten on an asset-based basis. The property is the primary qualification, not your income.
Traditional commercial lenders require months of financials, third-party appraisals, and debt-service coverage ratios before they'll approve a loan. That process can take 60 to 90 days — and many legitimate borrowers get turned away because their income doesn't show well on paper, not because they lack the equity. This program was built specifically for those borrowers: investors who hold multiple properties, self-employed business owners who write off significant income, and entrepreneurs whose financial statements don't reflect their true financial strength.
Our small commercial real estate program offers loans from $50,000 to $500,000 with a 5-year loan term and a 25-year amortization schedule. Three rate structures are available — variable, 2-year fixed, and 5-year fixed — all starting at Prime + 2%. The program is available nationwide with no minimum population requirement, which means rural properties, small-town commercial buildings, and undeveloped land parcels are all eligible. A 1-page application is all it takes to get started.
This is not a hard-money loan with short balloon terms and predatory rates. It is a structured commercial real estate program with competitive pricing, a 25-year amortization that creates manageable payments, and a straightforward qualification process. If you have a property with at least 50% equity, a 680+ credit score, and no bankruptcies in the past 7 years, you have a strong foundation to qualify.
This program is built for borrowers who are strong on equity but may not qualify through traditional income-based underwriting.
Purchase or refinance the commercial space your business operates from — or use equity in property you already own to access capital.
Finance rental properties, mixed-use buildings, raw land, or short-term rentals without triggering income-documentation requirements.
Individual Tax Identification Number holders are eligible as personal guarantors, making this program accessible to a broader range of borrowers.
Freelancers, consultants, and independent contractors whose tax returns don't reflect gross earnings qualify on property equity alone.
No minimum population requirement means rural land, agricultural properties, and small-town commercial buildings are all welcome.
Airbnb and VRBO property owners can finance without DSCR requirements or proof of rental income — the property value is all that matters.
| Requirement | This Program |
|---|---|
| Credit Score | 680+ minimum (lower considered case-by-case) |
| Loan Amount | $50,000 – $500,000 |
| Maximum LTV | 50% (1st lien position only) |
| Personal Guarantee | Required from 50%+ ownership (US citizen, permanent resident, or ITIN holder) |
| Bankruptcy History | None in past 7 years |
| Income Documentation | Not required |
| Bank Statements | Not required |
| Tax Returns | Not required |
| Occupancy Requirement | None |
| Debt-Service Coverage (DSCR) | Not required |
| Third-Party Appraisal | Not required in most cases |
| Geographic Coverage | Nationwide — no population minimum |
Most commercial and investment properties qualify. Here's a clear breakdown of what is and isn't eligible.
Office buildings, retail storefronts, warehouses, mixed-use properties, industrial spaces, and most income-producing commercial assets.
Undeveloped parcels and vacant lots. No minimum population requirement — rural and small-market land qualifies on the same terms as urban property.
Single-family rentals, multi-family (2–4 units and above), and other non-owner-occupied residential investment properties.
No rental income history required and no DSCR analysis. Short-term rental properties qualify on property value and equity position alone.
Properties in rural areas, small towns, and low-population markets are welcome. No geographic restrictions by county or zip code.
Owner-occupied primary residences and second homes used personally do not qualify under this commercial program.
Properties requiring significant repairs, full renovations, or ground-up construction are not eligible. The property must be in its current condition at time of funding.
Transparent program terms — no hidden fees, no surprises.
| Term | Details |
|---|---|
| Loan Range | $50,000 to $500,000 |
| Loan Term | 5 years |
| Amortization | 25 years |
| Rate Options | Variable / 2-Year Fixed / 5-Year Fixed |
| Starting Rate | Prime + 2% |
| Prepayment Penalty | 3% (Year 1) | 1% (Year 2) | None after |
| Maximum LTV | Up to 50% |
| Lien Position | 1st lien only |
| Appraisal | Not required in most cases |
| Geographic Coverage | Nationwide (all 50 states) |
Understanding the 25-Year Amortization
Although the loan term is 5 years, the payment is calculated on a 25-year amortization schedule. This means your monthly payment is based on what a 25-year payoff would look like — resulting in significantly lower monthly payments compared to a loan amortized over 5 or 10 years.
At the end of the 5-year term, the remaining balance comes due as a balloon payment — which most borrowers refinance. This structure is standard in commercial real estate lending and gives you affordable payments during the loan term while preserving flexibility to refinance at competitive terms when you're ready.
Rate Options Explained
Traditional commercial real estate lenders built their qualification process around one assumption: that income statements, tax returns, and cash-flow analysis are the most reliable way to assess a borrower's ability to repay. That model works reasonably well for W-2 employees and large corporations with audited financials. But it systematically excludes a massive segment of creditworthy borrowers — those whose income simply doesn't show up on paper the way traditional underwriters expect it to.
Consider the self-employed business owner who legally writes off a significant portion of gross revenue through depreciation, business expenses, and retirement contributions. Their adjusted gross income on a tax return might suggest they earn $60,000 a year when their actual cash flow is three or four times that. The real estate investor who holds 8 properties, each financed with its own mortgage, shows complex debt loads on a balance sheet that make traditional banks nervous — even if the portfolio is deeply cash-flowing. The ITIN holder who has built a thriving small business over 15 years but lacks a Social Security number. The seasonal business operator whose bank statements show 4 good months and 8 quiet ones. Asset-based lending was developed for all of these borrowers.
Under this program, the property value and the equity position are the primary underwriting criteria. If your property is worth $400,000 and you're requesting a $200,000 loan (50% LTV), the lender has a fully secured position regardless of your income level. Your credit score tells us about your payment behavior and financial responsibility. Your personal guarantee holds you accountable. But your W-2s, your 1040s, your profit-and-loss statements? They are not part of this equation. For borrowers who have struggled to access commercial real estate financing through traditional channels, this program can be a genuine turning point.
Three simple steps. No documentation required. No long wait times.
Tell us your name, the property address, and the loan amount you're requesting. That's it. No income documentation, no financial statements, no bank records required to apply.
We evaluate the property and confirm the LTV is within program limits. In most cases, no third-party appraisal is required. We conduct an internal review and move quickly to keep the process efficient.
Once approved, we move to closing. You receive your commercial real estate loan and can proceed with your purchase, refinance, or investment strategy.
Common questions about our small commercial real estate loan program.