One page, about five minutes. Tell us the deal and we come back with real numbers, not a rate range. No SSN and no credit pull to get a quote.
No credit pull · no sales pitch · your choice
Texas Direct Lender Since 1998
SBA – Hard Money – DSCR – Stated Income – Construction – Church Loans
No upfront fees. No tax returns on most programs. Fast approvals. We lend in 43 states.
No credit pull to get rates. Same-day response. Direct lender, not a broker.
Free — No Credit Pull
Answer 5 quick questions and we’ll show you exactly what your deal qualifies for.
Every loan type below closes right here in Texas. No middleman. No runaround.
Fast closings, no income docs. Up to 65% LTV. 1-3 year terms.
Qualify on rental income, not personal income. Up to 80% LTV. 30-year fixed.
Owner-occupied commercial property. Up to 90% LTV. 20-25 year terms.
Self-employed? No tax returns required. Up to 80% LTV. 5-30 year terms.
Ground-up or renovation. Very high LTVs. 12-24 month terms with draws.
Specialized church financing. Refinance, purchase, renovation. 10-25 yr.
Purchase and rehab in one loan. Up to 90% of purchase. 6-18 month terms.
Long-term stability on commercial property. Up to 80% LTV. Fully amortized.
Most deals get a same-day response. Closings in as few as 7 days on hard money.
Call 877-895-3634 or click Get FREE Rate Quote. Tell us about your deal in 5 minutes.
We match your deal to the right program and send exact rates the same day. No credit pull.
We handle everything start to finish. Hard money closes in 7-14 days. Conventional in 30-45.
Closing Texas commercial loans since 1998. Here is what that means for you.
We lend our own capital — no middleman delays. When we say yes, it is funded.
You do not pay us until your loan closes. No application or processing fees.
Self-employed, LLC, or complex income? Our programs are built for that.
Se habla espanol. We serve the full Texas market.
We work with mortgage brokers. Your client, your commission. Always.
Houston, Dallas, Austin, San Antonio, and everywhere in between.
4.8 ★ | 38 verified Google reviews
“We Are Thankful for Dan Peterson and the team of underwriting who have given us the monies to consolidate our debt. Thank you.”
“great experience will do further business with Dan.”
“As a former Texas Real Estate Commissioner I can tell you this group knows what it takes to get business done with prompt professionalism.”
“Very helpful in understanding would recommend anybody that doesn’t have the best way home”
“Every step from LOI through closing was guided with great service. “Just Right””
“Daniel Peterson did a fantastic job of closing my construction loan. He made me aware of all financing options and went out of his way to investigate them. We closed on time at an interest rate that was actually slightly lower than we…”
“I have nothing but good to say of Daniel Peterson and Commercial Loans of Texas. My loan did not go through but not due to any fault of Daniel or his company. Even after several weeks I called and asked about my appraisal refund and…”
“We Are Thankful for Dan Peterson and the team of underwriting who have given us the monies to consolidate our debt. Thank you.”
“great experience will do further business with Dan.”
“As a former Texas Real Estate Commissioner I can tell you this group knows what it takes to get business done with prompt professionalism.”
“Very helpful in understanding would recommend anybody that doesn’t have the best way home”
“Daniel Peterson did a fantastic job of closing my construction loan. He made me aware of all financing options and went out of his way to investigate them. We closed on time at an interest rate that was actually slightly lower than we…”
“I have nothing but good to say of Daniel Peterson and Commercial Loans of Texas. My loan did not go through but not due to any fault of Daniel or his company. Even after several weeks I called and asked about my appraisal refund and…”
Based in Texas, we lend in 43 states nationwide.
Tell us about your deal today. Same-day response, no credit pull, no upfront fees.
Commercial Loans of Texas – Magnolia, TX – Texas Lender Since 1998
Rates are estimates. OAC. Not all borrowers qualify. Subject to change daily.
We are a direct lender in Texas and the 43 states we serve, closing since 1998. Pick your market for what we finance there, or send the deal and get terms in writing the same day.
Not listed? We lend statewide — see every Texas market or get terms in writing. Minimum loan $200,000.
Standard commercial real estate depreciates over 39 years, straight-line. A cost segregation study can reclassify a meaningful chunk of that basis into 5, 7, and 15-year property — accelerating the deductions into the years you actually need them.
When a commercial property closes, the IRS default is to depreciate the entire building over 39 years on a straight line — one number, divided evenly, no matter what's actually inside the walls. A cost segregation study is an engineering-based analysis that breaks the purchase price apart into its real components: structural building shell (39-year), but also land improvements like paving, landscaping, and site lighting (15-year), and personal property like specialized electrical, certain flooring, millwork, and equipment-dedicated wiring (5 or 7-year). Reclassifying even 20-30% of a purchase price into those shorter recovery periods can move a substantial depreciation deduction from year 20 of ownership into year one.
The tax benefit is largest in the same year the property is placed in service — which is exactly when many investors are financing a new acquisition, funding a renovation, or absorbing a large debt service number for the first time. A cost segregation study run shortly after closing (or after a major renovation/build-out) front-loads real, deductible losses against other income in the years the investor is most likely to want them, rather than spreading a flat deduction evenly across four decades.
Paving, landscaping, exterior lighting
Equipment-dedicated circuits and wiring
Certain flooring, millwork, decorative fixtures
Furniture, fixtures, and equipment tied to the property
Cost segregation doesn't change your loan terms directly, but it changes the cash-flow picture behind the deal — accelerated depreciation can meaningfully offset taxable income in the early hold years, which is often exactly when debt service is highest relative to a property still stabilizing. We regularly work with investors coordinating an acquisition or refinance around a planned cost segregation study; if that's part of your plan, tell us up front so we can structure the closing timeline to support it.
Tell us your timeline — we'll structure the closing to work alongside it.
Get StartedDSCR and LTV get all the attention, but many commercial lenders size a loan around debt yield first — and it's the one metric that ignores interest rate entirely.
Debt yield is a simple ratio: net operating income divided by the loan amount. Unlike debt service coverage ratio, it doesn't care what your interest rate or amortization schedule looks like — it strips financing terms out entirely and asks one blunt question: if this lender had to foreclose and hold the property as a straight cash return, what yield would the loan amount actually produce? A $2,000,000 loan against a property generating $180,000 in NOI has a 9% debt yield, full stop, regardless of whether the note carries a 6% or 9% rate.
That's exactly why lenders lean on it as a floor. DSCR can look healthy purely because rates are low or amortization is stretched to 30 years — debt yield can't be gamed the same way, since it never touches the rate or the amortization schedule at all. Most conventional and CMBS-style commercial lenders want to see a debt yield in the 8-10%+ range before they'll size a loan to full leverage; anything meaningfully below that and the loan amount typically gets trimmed until the ratio clears the floor, no matter how strong DSCR or LTV look on paper.
When rates rise, DSCR compresses on its own — the same NOI now has to cover a bigger debt service number. Debt yield doesn't move with rate at all, which means in a rising-rate market it increasingly becomes the binding constraint on how much a property can actually borrow, even when DSCR still technically pencils. Borrowers who only model DSCR sometimes get surprised at term sheet stage when the loan amount gets sized down to satisfy a debt yield floor they never checked.
Measures loan against property value — moves with appraisal/cap rate assumptions
Measures NOI against actual debt service — moves with rate and amortization
Measures NOI against loan amount only — ignores rate and amortization entirely
We size every commercial loan against all three ratios up front, not just the one that happens to look best — so the number on your term sheet is the number that actually closes, not one that gets re-traded once a debt yield floor shows up in underwriting.
Send us the property's NOI and target loan amount — we'll tell you exactly where debt yield lands and what that means for your sizing.
Get StartedKitchen equipment, hoods, grease traps, dining room finish-out, ADA compliance — restaurant and retail build-outs run expensive before a single dollar of revenue comes in. We finance the interior work, not just the real estate.
A restaurant lease with a strong location doesn't guarantee a strong loan file — landlords increasingly hand over vanilla shell space and expect the tenant to fund every square foot of the kitchen, dining room, and back-of-house build-out themselves. Between commercial kitchen equipment, Type I hood systems, grease interceptors, walk-in coolers, ADA-compliant restrooms, and dining room finish, a full build-out on a mid-size restaurant space commonly runs $150-$400+ per square foot before a single customer walks in. Conventional bank financing is a poor fit here — banks want stabilized income history, and a pre-opening restaurant has none.
We underwrite tenant improvement and build-out financing around the total project cost and the operator's experience, not just trailing financials. That includes ground-up restaurant conversions, second-generation restaurant spaces (taking over an existing kitchen shell), and retail-to-restaurant conversions that need mechanical, electrical, and plumbing work far beyond cosmetic finish.
Hoods, walk-ins, line equipment, POS systems
Grease traps, HVAC, electrical service upgrades, ADA
Dining room, flooring, millwork, signage
Repurposing an existing restaurant shell
Landlords typically negotiate a fixed build-out period before rent commences — often 60-120 days. A bank construction-draw process built for ground-up commercial real estate rarely moves fast enough to hit that window without eating into your free-rent period. We structure draws around your actual build-out schedule (permit, rough-in, equipment install, finish) so funding keeps pace with the contractor, not the other way around.
Tell us the project scope and timeline — we'll structure draws around your actual build-out schedule.
Get StartedWe are a direct lender across the country. These are markets we actively fund in — commercial mortgage, stated income, construction and bridge financing, with no upfront fees and closings in 7 to 21 days.
You do not need a full application package to get a real answer. We price the deal from five facts, tell you yes or no, and only then ask for documents. We are a direct lender — the person reading your file is the person who can approve it.
A real person reads the file the same business day it arrives. If the deal works, you get terms — rate, leverage, term, fees — in writing. If it does not work, you hear that immediately and you hear why, which is usually more useful than a slow maybe.
We charge no upfront fees. There is no application fee, no processing fee, and nothing to pay before you have terms in hand. Third-party costs — appraisal, title, survey — are paid to the third parties who perform them, at closing or when ordered.
We are a direct commercial lender in 43 states, so an application from Omaha, Minneapolis, Augusta or Boise goes through the same process as one from Dallas. Conventional, stated-income and 30-year fixed commercial programs travel. Hard money and bridge lending is currently Texas-only; if your deal is a short-term rehab or bridge outside Texas, tell us and we will say so up front rather than waste your week.
Most people should not start with a long application at all. Start with the five facts above — by form, or by phone on 877-895-3634. If you would rather work on paper, the one-page Executive Loan Summary is the shortest complete document we accept, and the full program applications are there when you are ready for underwriting.
Five fields. A real answer, usually the same day.
Or talk to a lender now: 877-895-3634
There is no single best commercial lender — there is a best lender for a specific property, timeline and borrower profile. The five types below are what you are really choosing between, and the honest answer is that four of them beat us in at least one situation.
| Lender type | Wins when | Pricing | Speed | The catch |
|---|---|---|---|---|
| Bank or credit union | Owner-occupied property, strong tax returns, no deadline | Lowest available | 45–90 days | Full documentation, global cash-flow review and a committee. One weak tax year can end the file after six weeks of work. |
| SBA lender (7(a) / 504) | Owner-occupied purchase with low down payment | Low, government-guaranteed | 60–120 days | Occupancy rules, personal guarantees and the longest timeline of any option. Investment property does not qualify. |
| Agency / CMBS (conduit) | Stabilised multifamily and large commercial, $5M and up | Low, long fixed terms | 60–90 days | Rigid boxes, defeasance or yield-maintenance prepay, and heavy legal cost. Below roughly $2M the fees stop making sense. |
| Direct private / stated-income lender | Investment property, self-employed borrowers, unusual assets | Higher than a bank, lower than hard money | 7–21 days | You pay for speed and flexibility. Worth it when a deadline or a documentation gap would kill a bank loan, not otherwise. |
| Hard money / bridge | Rehab, repositioning, a short fuse, a broken deal | Highest | 5–14 days | Short term and interest-only. This is a bridge to somewhere, so never take it without knowing the exit that repays it. |
Speed figures are from application to funding on a complete file. Pricing is relative, not a quote — see our current rate sheet for real numbers.
We are the right call when the property is an investment, the borrower is self-employed or holds title in an entity, the documentation is imperfect, or the clock matters. Stated-income, 30-year fixed commercial, bridge and construction, $200,000 and up, closings in 7 to 21 days, direct since 1998 and lending across 43 states.
We are not the right call if you occupy the building yourself, your tax returns are clean, and you have ninety days to spare. Take the bank or the SBA loan — the rate difference over a ten-year hold is real money, and we will tell you that on the phone rather than after you have paid for an appraisal.
Want to know which of the five you actually need? Describe the deal in five fields and we will tell you straight, including when the answer is someone else. Call 877-895-3634 or send the one-page summary.
Common Questions
28 years in Texas commercial lending. We’ve heard every question. Here are the honest answers.
We’ll email you our one-page Executive Loan Summary — fill it in online in about 2 minutes, or send the PDF back. Either way you’ll have written terms the same business day.
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We’ll have written terms to you the same business day.
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