Commercial Loans Texas
That Close Fast

It depends on the loan type. For hard money and bridge loans, there’s no minimum credit score — we lend based on property value and equity, not credit history. For DSCR rental loans, most programs want 680+, though some go to 640. For SBA loans and conventional commercial, lenders typically want 680–720+. Bad credit doesn’t automatically disqualify you — it just changes which product fits.

Yes — and for most investment properties, we prefer it. Lending to an LLC vs. an individual has no meaningful difference for us. For tax and liability reasons, most experienced investors hold investment properties in LLCs. We do not require a personal guarantee on most deals, though it’s sometimes requested on higher-LTV loans. Your LLC does not need a long operating history — a newly formed LLC is fine.

For hard money / bridge: Property address, estimated value, purchase price, your exit strategy. We may request a recent photo of the property. No tax returns, no W-2s, no bank statements required upfront.

For DSCR / rental loans: 2 months bank statements, current lease (or market rent analysis), LLC documents if applicable. We still don’t need personal tax returns.

For SBA loans: 2 years business + personal tax returns, business bank statements, business financials, business plan for new businesses. More paperwork but lower long-term rates.

Hard money / bridge: typically 30–40% down (we lend up to 65–70% LTV). DSCR rental loans: 20–25% down. SBA 7(a) owner-occupied: 10% down in many cases. Conventional commercial: 25–30% down is standard. The smaller your down payment, the more the property needs to carry itself on cash flow. We run scenarios at different down payment levels to show you how it affects your DSCR and monthly payment.

For hard money and bridge loans: 9–21 days is typical, and we’ve closed as fast as 7 days when appraisal and title move quickly. The bottleneck is almost always appraisal and title search — both of which we coordinate and push aggressively for you. If you have a closing deadline, tell us on day one and we’ll tell you honestly whether we can hit it. We don’t make promises we can’t keep.

Yes — this is one of our specialties. Banks require a property to be stabilized (occupied, income-producing, in good condition) before they’ll lend. We lend on vacant buildings, properties needing significant rehab, distressed commercial, and even properties with code violations — as long as the as-is value and exit strategy support the loan. The worse the condition, the more equity we typically need, but condition alone doesn’t disqualify a deal.

We lend on most non-owner-occupied commercial property types in Texas: retail, office, industrial/warehouse, mixed-use, multifamily (5+ units), NNN, strip centers, self-storage, hotels/motels, restaurants, auto shops, medical office, churches, and more. We also do residential investment (1–4 unit rentals and fix-and-flip). We do not lend on owner-occupied primary residences or raw land without a clear development plan.

Rates vary by product: Hard money / bridge: 9–12% (short-term, asset-based). DSCR rental: 7–9.5% (30-year fixed, based on DSCR and LTV). Conventional commercial: 6.5–8.5% (based on DSCR, credit, loan size). SBA 7(a): Prime + 1.5–2.75% (variable) or fixed equivalent. The rate is not the only number that matters — total cost of capital including fees, term, and amortization determines the real cost. We show you all-in cost before you commit.

It depends on the product. Hard money / bridge loans: Some have a minimum interest period (e.g., 3 months minimum), but typically no prepayment penalty after that. DSCR loans: Usually have a step-down prepayment penalty (e.g., 5/4/3/2/1 or 3/2/1), meaning you pay a percentage if you pay off in year 1, less in year 2, etc. SBA / conventional: Varies by lender. Always ask about prepayment before signing. We tell you the exact penalty structure in your term sheet.

Yes — this is one of the most common exit strategies we see. The typical path: use hard money to close fast or buy a distressed property, rehab it, stabilize it (lease it up or improve condition), then refinance into a 30-year DSCR loan or conventional commercial loan at a lower rate. We actually help borrowers plan this exit on the first call — we want you to have a clear path out before you take the loan.

Yes. We regularly fund deals for investors based outside Texas — California, New York, Florida, Illinois, and international. You do not need to be physically present at closing (remote signing is available). The property must be in Texas. Texas is one of the most attractive out-of-state investment markets in the country: no state income tax, landlord-friendly laws, strong population growth, and no rent control. We can explain the Texas-specific nuances on our first call.

This is why we discuss exit strategy before we issue a term sheet — not to scare you, but to make sure you have a realistic plan. If your exit takes longer than expected, most hard money lenders (including us) will consider an extension if you’re in good standing and the exit is still credible. Extensions typically carry a small fee (0.5–1% of the loan amount) and a brief additional term. What we won’t do is let a borrower get blindsided at month 11. Call us early if your timeline is slipping — we can almost always find a solution.