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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.
Commercial real estate loans for esports arenas, competitive gaming lounges, and LAN-event venues — a fast-growing spectator and participation category most conventional lenders still don't know how to underwrite.
An esports arena or gaming lounge is a different build-out than a typical entertainment venue: tiered stadium seating or gaming-pod rows, redundant high-bandwidth fiber connections, heavy electrical load for hundreds of gaming PCs and consoles running simultaneously, dedicated HVAC sized for equipment heat load rather than just occupancy, and broadcast-capable lighting and audio for streamed tournaments. It's closer in some ways to a data center or a black-box theater than a restaurant or retail buildout, and generic entertainment-venue comps often miss what actually drives the property's value to an operator.
Commercial Loans of Texas finances the real estate behind competitive gaming venues — arena buildouts, gaming lounges, and hybrid café/tournament spaces — evaluated on the operator's membership or event-revenue model and the site's connectivity/electrical capacity, not treated like a generic retail or restaurant space.
Purchase or refinance of a tiered-seating competitive gaming venue built for hosted tournaments.
Construction/renovation financing for gaming-pod rows, high-bandwidth fiber, and dedicated electrical/HVAC upgrades.
Financing for combined café/retail and competitive-gaming venues serving casual and league play.
Build-out financing for stage lighting, audio, and camera infrastructure supporting streamed tournament events.
Get a same-day term sheet for your competitive gaming venue.
Get Your Free QuoteCommercial real estate loans for dealerships selling, leasing, and servicing bulldozers, excavators, cranes, skid steers, and other heavy machinery across Texas.
Heavy equipment dealerships carry real estate requirements that neither a conventional auto dealership nor a general industrial building fully accounts for. Reinforced concrete yards rated for tracked and wheeled loads well beyond passenger vehicle weight, service bays built around overhead cranes and in-ground lifts sized for multi-ton machines, parts warehousing for high-value inventory, and outdoor storage yards with security fencing and lighting are all standard requirements for a functioning dealership. Lenders unfamiliar with the equipment-dealer business model often underwrite the real estate as generic industrial space, missing both the specialized improvements that add real value and the site characteristics — drainage, load-bearing capacity, highway or rail access for equipment delivery — that actually drive a location's usefulness to the business.
Commercial Loans of Texas underwrites heavy equipment dealer real estate on its own terms: the yard capacity, the service bay configuration, and the dealership's actual sales and rental revenue, not a generic industrial comp that ignores what makes the property work for this specific use.
Financing for showroom, service, and yard facilities for dealers representing manufacturers or selling used construction and earthmoving equipment.
Real estate for equipment rental operations — secured outdoor storage, wash-down pads, and maintenance shops for fleets that rotate between job sites.
Combine, tractor, and implement dealerships with large parts inventories and service departments built around farm-season demand cycles.
Cash-out refinance to fund a second location, or acquisition financing for a dealer buying an existing facility from a retiring owner.
Get a same-day term sheet for your yard, service center, or dealership acquisition.
Get Your Free QuoteCommercial real estate loans for hemp greenhouses, drying barns, and CBD/CBG extraction facilities — a federally legal agricultural commodity under the 2018 Farm Bill, distinct from THC-restricted marijuana operations most banks won't touch.
Industrial hemp — grown for fiber, grain, or cannabinoid (CBD/CBG) extraction and capped at 0.3% THC — has been a federally legal agricultural commodity since the 2018 Farm Bill, and Texas licenses hemp production under the Texas Department of Agriculture's own program separate from the state's narrow Compassionate Use medical-marijuana framework. That legal distinction matters to a lender: hemp cultivation and processing real estate can be financed like any other specialty agricultural or light-industrial property, while THC marijuana cultivation and dispensary real estate remains federally illegal and effectively unbankable through conventional commercial channels regardless of state law elsewhere.
Commercial Loans of Texas finances the real estate side of a licensed hemp operation — greenhouse and hoop-house structures, curing and drying barns, and CO2/ethanol extraction buildings — evaluated on the property's build-out, utility capacity, and the operator's Texas hemp license standing, not treated as a generic ag or industrial comp.
Purchase or refinance of climate-controlled greenhouse acreage for licensed hemp cultivation.
Construction/renovation financing for CO2 or ethanol extraction buildings, including electrical and ventilation upgrades.
Financing for post-harvest drying, curing, and storage structures with the airflow and humidity control hemp requires.
Real estate for decortication and grain-processing operations serving hemp's industrial-fiber and food markets.
Get a same-day term sheet for your greenhouse, extraction facility, or drying barn.
Get Your Free QuoteWhen rates have risen since a property's current loan was originated, taking over the seller's existing debt instead of arranging brand-new financing can be the single biggest lever in a deal. Not every loan is assumable, and the ones that are come with their own underwriting and cost — here's how to tell which situation you're in.
Generally the most assumption-friendly structure — built into the loan documents, subject to lender/servicer credit approval of the buyer
Usually assumable subject to servicer and rating-agency approval, with a defined assumption fee and paperwork process run by the special servicer
Almost always carry a due-on-sale clause — assumption is the exception, not the rule, and usually requires direct lender consent
Short-term, purpose-built loans are essentially never assumable — the loan is underwritten to the current borrower's business plan and timeline
Assuming a loan is not a paperwork formality — the lender or servicer still underwrites the buyer as if it were a new loan, just against the existing note's rate and remaining term rather than today's market pricing. Expect a real credit review, a real assumption fee (typically a percentage of the outstanding balance, higher on CMBS than agency debt), and, on CMBS loans specifically, coordination through the special servicer rather than a direct lender contact. None of that is instant, so an assumption timeline needs to be built into the purchase contract from the start, not treated as a closing-week detail.
An assumed loan almost never covers 100% of a new purchase price — the seller's remaining loan balance was sized against the property's value when it was originated, not today's price. That gap gets filled with additional buyer equity or, in some structures, a subordinate second-lien loan behind the assumed first — which introduces its own intercreditor and consent issues that need lender sign-off before they're assumed to work.
Tell us the existing loan's terms and what you're trying to accomplish. We'll help you compare assumption against a fresh bridge or permanent structure and tell you honestly which one actually wins.
Submit Your Deal →A commercial loan heading toward trouble — a maturity you can't refinance conventionally, a vacancy that's crushed cash flow, a rate reset that no longer pencils — has real paths forward if you act before the missed payment or maturity date, and far fewer once you're already in default. Here's how the main workout options actually compare.
Temporary payment reduction or deferral while a specific, time-limited problem (lease-up, renovation, tenant transition) resolves itself
A permanent change to the loan's terms — extended maturity, adjusted rate, or an added interest-only period — negotiated directly with the current lender
Lender agrees to accept less than the full balance in exchange for a faster, certain resolution instead of a drawn-out foreclosure
New short-term debt pays off the maturing or defaulted loan outright, buying time to stabilize the property or arrange permanent financing
A maturity default — where a borrower has paid on time throughout the loan but simply can't refinance the balloon balance when it comes due — is a fundamentally different problem than a payment default caused by cash flow failure, and lenders (and replacement lenders) treat it that way. A property with solid, current income that just can't clear today's tighter underwriting standards or higher rate environment is often an excellent bridge-refinance candidate specifically because the operating story is fine; the debt structure is the only thing that's broken.
Conventional and agency lenders move slowly and often can't close before a maturity date arrives, and a bank or CMBS special servicer has little incentive to move quickly or flexibly once a loan is already flagged as troubled. A direct bridge lender can underwrite the real story — the property's income, the borrower's plan, the timeline pressure — and fund fast enough to pay off the maturing loan before it ever technically defaults, preserving the borrower's credit and equity in the process.
Tell us where things stand — current, past due, or already in a workout conversation with another lender. We'll tell you honestly whether a bridge refinance can get ahead of it.
Talk to Us Before It Defaults →Commercial real estate loans for manufactured and modular home retail sales lots — the showroom and display-model side of the business, distinct from financing the land under a mobile home park.
A manufactured home dealer lot is retail real estate first: a paved and lit display yard for model homes, a sales office and design center, and often a small parts/service building for setup and warranty work — closer in structure to an auto dealership than to a mobile home park's rental-pad infrastructure. Texas is one of the largest manufactured-housing markets in the country, driven by both affordability pressure in fast-growing metros and demand from rural buyers, which keeps dealer lots busy along highway corridors near Houston, San Antonio, and DFW's outer suburbs.
Commercial Loans of Texas finances the real estate behind an independent manufactured-home dealership or a manufacturer's company-owned retail center — display lot, sales office, and service building — evaluated on the dealership's sales volume and manufacturer relationship, not treated like generic retail.
Purchase or refinance of an existing manufactured/modular home retail sales lot and display yard.
Construction/renovation financing for the customer-facing sales and design-center building.
Financing for a parts, warranty-service, and home-setup coordination building on-site.
Financing for a second or third retail lot as an established dealer network expands across Texas.
Get a same-day term sheet for your dealership real estate.
Get Your Free QuoteBridge financing for Texas developers carrying infrastructure costs ahead of Municipal Utility District and Public Improvement District bond reimbursement.
Texas relies heavily on Municipal Utility Districts (MUDs) and Public Improvement Districts (PIDs) to fund the water, sewer, drainage, and road infrastructure that makes raw land developable — especially in the unincorporated fringe around Houston, Dallas-Fort Worth, San Antonio, and Austin where cities themselves aren't extending utilities. Under Chapter 49 (MUDs) and Chapter 372 (PIDs) of the Texas Local Government Code, a developer typically has to construct that infrastructure with its own capital first, then get reimbursed once the district issues bonds against future property tax or assessment revenue — a process that can take many months to a few years after construction is complete. That timing mismatch between "infrastructure built" and "bonds issued and reimbursement received" is exactly where developers get squeezed for working capital, particularly on multi-phase residential and mixed-use projects where the next phase can't break ground until the current phase's infrastructure spend is recovered.
Commercial Loans of Texas bridges that gap — financing against the developer's reimbursement receivable and the underlying land, so infrastructure spend doesn't have to sit as dead capital while the district works through its bond issuance timeline.
Short-term financing against water, sewer, drainage, and road construction costs pending MUD/PID bond reimbursement.
Capital to start the next phase of a project before prior-phase infrastructure reimbursement has been received.
Financing structured against a confirmed developer reimbursement agreement while bond issuance is pending.
Acquisition and carry financing for land ahead of MUD/PID petition, creation, and initial infrastructure buildout.
Get a same-day term sheet for reimbursement bridge financing on your development.
Get Your Free QuoteCommercial real estate loans for licensed pawn shops, resale stores, and secondhand retail — a durable, recession-resistant retail category with real security requirements most generic retail underwriting overlooks.
A pawn shop or resale retail storefront carries higher-value inventory on-site than most comparable retail square footage — jewelry, electronics, firearms, and other collateral — which means the building itself typically needs reinforced storage or vault space, commercial-grade security systems and monitored alarm coverage, and layout considerations for both retail display and secure back-of-house storage. Texas licenses and regulates pawnbrokers under the Texas Pawnshop Act through the Office of Consumer Credit Commissioner, and an established, licensed operator with a compliant location has a genuinely defensible, recession-resistant business — pawn lending and resale retail both tend to hold up, or even grow, during economic downturns.
Commercial Loans of Texas finances the real estate behind licensed pawn shops and resale retail operations — storefront acquisition, security/vault build-out, and multi-location expansion — evaluated on the operator's licensing standing and transaction volume, not treated like generic strip retail.
Purchase or refinance of an existing licensed pawn shop location.
Construction/renovation financing for reinforced storage, vault space, and commercial security systems.
Financing for consignment, resale, and secondhand goods retail storefronts.
Financing for an established operator adding a second or third licensed location.
Get a same-day term sheet for your storefront.
Get Your Free QuoteCommercial real estate loans for trucking company terminals, freight cross-dock facilities, and fleet maintenance yards — not to be confused with roadside travel-plaza truck stops.
A trucking or freight company's own terminal is a different property from the fuel-and-food travel plazas along the interstate. It's the base of operations: a paved trailer and tractor storage yard, a maintenance shop with in-ground or above-ground lifts and diesel-rated bay doors, a fuel island for the company's own fleet, driver facilities, and often a small dispatch/office building. Texas's position as a national freight hub — I-35, I-45, and I-10 corridors, the Laredo and El Paso border crossings, and the DFW/Houston distribution markets — makes this a durable, high-demand property type for carriers, freight brokers, and logistics companies headquartered or operating out of the state.
Commercial Loans of Texas finances the real estate a carrier actually needs to operate — yard capacity, maintenance infrastructure, and dispatch/office space — evaluated against the company's freight volume and route structure, not generic industrial comps that miss what drives the property's value to a trucking operation.
Purchase or refinance of an existing terminal yard for an owner-operator fleet or regional carrier.
Construction or renovation financing for diesel-rated service bays, lifts, and parts storage for in-house fleet maintenance.
Financing for LTL and freight-brokerage cross-dock facilities with multiple dock doors and trailer staging yards.
Land and paving financing for secured trailer, chassis, and intermodal container storage near port and rail hubs.
Get a same-day term sheet for your terminal, maintenance shop, or trailer storage yard.
Get Your Free QuoteWe 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.
Commercial real estate loans for waste transfer stations, material recovery facilities (MRFs), and scrap/recyclables processing sites — durable, essential-service infrastructure most banks underwrite too conservatively.
A waste transfer station or material recovery facility isn't a typical industrial building — it's reinforced-slab tipping floors rated for loaded trucks and front-end loaders, truck scales, leachate and stormwater containment, baling and sorting-line infrastructure, and the TCEQ permitting that comes with any solid-waste handling operation in Texas. That permitting burden is exactly what makes existing, already-licensed facilities valuable: new supply is slow and politically difficult to site, so operators with a permitted location have real pricing power and a durable, growing volume base as Texas's population expands.
Commercial Loans of Texas finances the real estate behind waste and recycling operations — transfer stations, MRFs, scrap metal yards, and construction & demolition (C&D) debris processing sites — evaluated on permit status, tipping-floor capacity, and contracted haul volume, not treated like a generic warehouse.
Purchase or refinance of a permitted transfer station with reinforced tipping floor and truck scale infrastructure.
Construction or equipment-integrated financing for sorting lines, balers, and conveyor infrastructure.
Land and paving financing for scrap metal processing and construction/demolition debris recycling sites.
Financing for permitted organics/yard-waste composting operations and associated pad infrastructure.
Get a same-day term sheet for your waste transfer, MRF, or recycling property.
Get Your Free QuoteCommercial real estate loans for family water parks, indoor aquatic centers, and swim/recreation complexes across Texas.
Water park and aquatic center real estate carries some of the heaviest mechanical and civil infrastructure of any entertainment property type — pool shells and structural waterproofing, filtration and water-treatment plant capacity, pump and slide mechanical systems, and (for indoor facilities) HVAC engineered specifically for natatorium humidity control to protect the building envelope from long-term moisture damage. That infrastructure is also what makes the asset defensible: it's expensive and slow to replicate, which limits new competitive supply in a given trade area. Texas's long, hot operating season supports strong outdoor water park attendance for five to seven months a year, while indoor aquatic centers and swim schools generate steadier year-round membership and lesson revenue that smooths out the seasonality an outdoor-only park would otherwise carry alone.
Commercial Loans of Texas underwrites the real estate against its actual revenue mix — gate admissions, season passes, food and beverage, cabana/rental income, and swim lesson or membership revenue for indoor facilities — rather than treating the property as a generic recreation building.
Purchase financing for an existing seasonal water park, underwritten against trailing attendance and per-cap spending history.
Ground-up or conversion financing for year-round indoor pool, swim school, and aquatic fitness facilities.
Financing to add slide towers, wave features, lazy rivers, or splash-pad expansions to an existing park's footprint.
Financing for privately operated swim clubs and membership-based aquatic centers serving a residential trade area.
Get a same-day term sheet for your water park, aquatic center, or swim facility.
Get Your Free QuoteThe FBI's Internet Crime Complaint Center has repeatedly named real estate wire fraud — specifically business email compromise targeting closings — among the costliest categories of online crime it tracks. Commercial deals are an especially attractive target because the wires are larger and the closing timeline creates urgency criminals exploit. The good news: the defense is simple and it works every time it's actually followed.
A title company, broker, or borrower's email account is quietly monitored, then a fraudulent wire-instruction email is sent from the real address at the real moment
A lookalike domain one character off from the real title company or lender sends "updated" instructions that look identical at a glance
The fraudulent message always creates time pressure — "wire before 3pm or the closing slips" — designed to short-circuit verification
Once a domestic wire clears, recovery odds fall fast — often within hours — which is why prevention has to happen before the send, not after
A commercial closing wire is typically an order of magnitude larger than a residential down payment, and the transaction often involves more parties — a borrower, a broker, an attorney, a title company, sometimes a partner or fund — each an additional inbox that could be compromised and each a plausible source for "updated" instructions. More parties means more chances for a fraudulent email to look legitimate because it's arriving from a name the recipient already trusts.
As a direct lender, our funding instructions are confirmed with your title company in writing well before closing and are never legitimately "updated" via a last-minute email. If you ever receive a message claiming otherwise on a deal with us, call our office directly using a number you already have — not one from that message — before you touch a wire transfer.
If anything about a wiring-instruction email feels off, call us before sending funds — a two-minute phone call is the entire defense against a loss you can't undo.
Contact Us Directly →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.
✓ One page • No credit pull • No upfront fees
or talk to a decision-maker right now
📞 877-895-3634 Mon–Thu 9–5 · Fri 9–12 CTNo SSN • No upfront fees • No obligation either way
Or skip the email and fill it in online now — about 2 minutes.
We’ll have written terms to you the same business day.
Need it sooner? Call 877-895-3634.
