We don't need to pull your credit. Send us your own 3-bureau report and we'll give you a real quote — LTV, rate, and terms you can shop around.
We close as a direct lender. If we can't do it in-house or on our warehouse line, we'll place it through our network and still close it for you.
Gather these items now so we can move fast once you have a quote. Most loans close in 7–14 business days when the file is complete.
Fill out the Executive Summary — including your 3 credit scores — and email it directly to us. No portal. No account. No phone call required. We don't pull your credit.
📤 application@proton.meFast closings, all credit OK. No tax returns or income docs required — just the property and your plan.
Full-doc programs. Requires tax returns, P&L, and property financials.
No tax returns. Qualify on asset value or bank deposits. All credit considered.
📧 Email your completed form directly to application@proton.me
📞 Prefer to talk? Call 877-895-3634 — we’ll take the application by phone.
Payroll, equipment, expansion, inventory. Fast decisions.
Questions? Call us at 877-895-3634 or email application@proton.me
No upfront fees. No credit pull required for a quote.
A 1031 exchange lives or dies on two deadlines — 45 days to identify replacement property, 180 days to close. Most banks' commercial underwriting timeline doesn't respect either one. We move fast enough to close inside your exchange window, on real estate that actually fits your reinvestment requirement.
The math behind a 1031 exchange is unforgiving on timing: miss the 45-day identification window or the 180-day close and the entire tax deferral collapses, triggering the capital gains bill you were exchanging to avoid. Conventional commercial lenders routinely take 45-60+ days just to clear underwriting — before you're anywhere near closing. We structure and close replacement-property financing specifically around the exchange calendar, not our own convenience.
Get financing terms lined up before or during your 45-day identification window
We help evaluate whether a target replacement property fits your loan-to-value and debt needs
Streamlined process built to clear before your 180-day close deadline, not against it
We work directly with your Qualified Intermediary to keep exchange funds properly structured through closing
The single biggest mistake in a financed 1031 exchange is lining up financing after the 45-day clock has already started. Loop us in as soon as you're contemplating a sale — even before you have a replacement property identified — so financing is never the reason an exchange fails.
Tell us your timeline and target replacement property. We'll tell you what we can close and by when.
Start Your Exchange Financing →Farm Credit and USDA programs move slowly and box out anything that isn't a straightforward ag-exempt tract. We finance working ranches, agribusiness operations, and rural commercial land with the speed and flexibility a growing operation actually needs — often closing in weeks, not the 60-90+ days typical of federal ag lending channels.
Texas has more privately held farm and ranch land than any other state, and a large share of it changes hands or gets refinanced outside the traditional Farm Credit System — either because the buyer needs to close faster than a co-op lender can move, the property doesn't fit a pure agricultural-use box (mixed ag/recreational/hunting-lease income), or the borrower is an LLC or out-of-state buyer that doesn't fit a member-owned cooperative's structure. We underwrite ranch and agricultural commercial deals directly, on the land's value and the operation's income, without the membership requirements or extended approval timelines.
Purchase, refinance, or expansion of grazing and cattle operations
Cultivated acreage, irrigation infrastructure, grain storage
Leased-hunting income properties with mixed ag/recreational use
Feed lots, equipment barns, processing and packing facilities
Ranch and ag borrowers often need capital for reasons a standard ag lender's rigid use-of-funds rules don't accommodate — buying out a family co-owner, funding equipment or herd expansion, or bridging a gap between crop seasons. We can structure cash-out refinances against existing land equity for these purposes, alongside standard purchase and refinance products, with underwriting built around the property and the borrower rather than a cooperative membership model.
Send us the acreage, current use, and income details. We'll tell you what it qualifies for — usually within 48 hours, no co-op membership required.
Submit Your Ag/Ranch Loan Request →Texas is adding 500,000 residents per year and aging faster than it can build senior housing capacity. The 65+ population in Texas will nearly double by 2040 — creating a structural undersupply of assisted living, memory care, and skilled nursing beds that is already driving occupancy above 90% in most major markets. For operators and investors who understand the licensing and underwriting requirements, this is one of the most compelling commercial real estate opportunities in the state.
Texas HHSC-licensed facilities providing 24-hour supervision, personal care, medication assistance, and meals. The dominant institutional format. Underwritten on operator NOI — private pay vs Medicaid mix matters significantly. Private pay operators command 60–70% higher margins.
Secured units serving residents with Alzheimer's and dementia. Higher staff ratios, specialized programming, higher daily rates ($150–350/day). Limited supply nationally — memory care vacancy rates are among the lowest in senior housing. Requires additional HHSC licensing beyond standard ALF.
Smaller residential care homes — often converted SFR or small commercial building. Texas Type B license covers 1–15 residents. Lower capital entry point ($300K–$800K) vs institutional. SBA-eligible. Ideal for operators entering the space with a single home before scaling.
Medicare/Medicaid-certified skilled nursing — most complex regulatory environment, highest reimbursement rates, and most lender-intensive underwriting. Requires CMS certification, state licensure, and certificate of need in some Texas counties. Specialty lenders and HUD 232 financing dominant at this level.
Age-restricted apartment communities without care services — residents live independently but in a senior-oriented environment. Amenity-rich, no licensing burden, financed like conventional multifamily. Fastest-growing segment in Texas DFW and Houston suburbs. DSCR and agency financing available.
Buy an underperforming ALF (80% occupancy, below-market private pay mix), improve staffing and programming, shift payer mix toward private pay, and refinance at stabilized NOI. Bridge financing during repositioning. Texas has numerous legacy facilities ripe for professional management upgrades.
Every lender on an assisted living deal will require proof of current HHSC licensure or a clear timeline to licensure. The license is the business — without it, the facility cannot legally operate. Here's how Texas licensing breaks down:
16+ residents. Full 24-hour care including medication management. Requires sprinkler system, licensed administrator, and RN medical director. Application to license: 4–6 months. Annual inspection.
1–15 residents. Residential-scale care. Simpler infrastructure requirements. Can operate from adapted SFR. Shorter licensing timeline (2–4 months). Popular entry point for first-time operators.
Added to Type A or B license. Requires secured unit, specialized dementia training for all staff, and activity programming documentation. Separate HHSC inspection. Adds 60–90 days to licensing timeline.
Texas requires a licensed Nursing Home Administrator (NHA) or Assisted Living Manager (ALM) for each facility. ALM requires 1-year experience + 40-hour training. Lenders verify the licensed administrator is identified before closing.
Skilled nursing facilities require both state licensure AND CMS Medicare/Medicaid certification. Survey process is separate from HHSC licensing. CMS surveys can take 12–18 months from initial application — factor into your project timeline.
Lenders require: current license certificate, most recent HHSC survey (and deficiency responses if any), administrator credentials, and operator track record at other facilities. Deficiency-free surveys = better terms.
Type A and B ALFs, memory care, independent living, and value-add repositioning — we've financed senior housing across Texas. SBA 504 at 10% down for owner-operators, conventional for investor-owned, bridge for acquisitions and repositioning. Licensed operator or not-yet-licensed with a timeline — bring us both. Term sheet within 24 hours.
Submit Your Senior Housing Deal →Independent used car dealers, RV dealers, and powersports dealers need revolving inventory credit lines to stock their lots — but most floorplan lenders only work with franchised new-car dealers or require years of audited financials most independents don't have. We arrange floorplan and inventory financing built around independent and buy-here-pay-here dealers' actual business.
Floorplan financing is a revolving credit line secured by a dealer's vehicle inventory — new units draw against the line at purchase (typically at auction or from a wholesaler), and the advance is repaid as each unit sells, with curtailment payments reducing the balance on aged units that haven't turned. It's how most dealers fund their lot without tying up cash in inventory, but the specialty lenders who understand vehicle floorplan risk (title control, aging curtailment, physical audits) are a much smaller universe than general commercial lending — and most won't touch an independent dealer without an established franchise relationship or years of financials.
Standalone and buy-here-pay-here lots needing inventory credit lines
Motorhome, boat, motorcycle, and ATV dealer floorplan lines
Newly licensed dealers establishing their first floorplan relationship
Existing dealers outgrowing a current floorplan line or facing a non-renewal
We work with independent dealers establishing their first floorplan line, dealers who've outgrown a current line and need an increase, and dealers facing non-renewal from an existing floorplan lender who need to replace that credit line before their lot sits empty. Terms are structured around actual inventory turn and dealer experience, not a franchise agreement.
Send us your license status, lot location, and current or projected inventory volume. We'll tell you what line size fits — usually within 48 hours.
Submit Your Floorplan Financing Request →A low credit score does not automatically disqualify you from commercial financing in Texas. Here's what's actually available at every credit level.
Billboard and outdoor advertising structures generate steady, contract-based lease income, but the underlying land parcels are often small, oddly-shaped, or ground-leased — exactly the kind of collateral most banks won't underwrite. We finance against the real advertising revenue and permit standing, not a generic land-value formula that undervalues what actually makes these assets work.
Billboard structures sit on small ground leases or fee-owned parcels that don't fit standard commercial real estate underwriting — there's no building to appraise in the conventional sense, and value is driven almost entirely by advertising contract revenue, TxDOT/municipal permit status, and visibility/traffic count. Most banks either decline outright or price these deals as unsecured business loans, ignoring the real, durable value of a permitted structure with an active advertiser roster.
Purchase or refinance of individual permitted billboard structures with active leases
Financing for operators acquiring or refinancing multiple structures across markets
Capital to convert static faces to digital displays, increasing per-structure revenue
Financing structures on ground-leased parcels with long-term lease terms remaining
Whether you're acquiring an operator's billboard portfolio, converting static faces to higher-revenue digital displays, or refinancing a maturing note against a stabilized advertiser roster, we structure financing around the real permit status and revenue — not a generic land loan that ignores what actually drives this asset class.
Send us the permit status, structure count, and lease/revenue details. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Billboard Loan Request →Boat and marine dealership real estate — showroom, service bays, and outdoor display/storage yard — is a distinct property type from marina slip storage, with its own underwriting considerations around dealer floorplan relationships, service revenue, and seasonal sales patterns tied to Texas's huge lake and coastal boating market.
This is real estate financing for the dealership facility itself — the showroom, service department, parts operation, and outdoor display/storage yard — not the manufacturer floorplan financing that funds the boat inventory on the lot. Texas has one of the largest recreational boating markets in the country between its lake regions and Gulf Coast, and dealership real estate here needs to support both showroom sales traffic and a service department generating year-round revenue independent of new-boat sales seasonality.
Acquisition of an existing marine dealership's real estate and facility
Capital to build or renovate showroom and service department space
Financing for the land supporting outdoor boat and trailer display/storage
Cash-out or expansion financing for growing dealership operators
Whether you're acquiring an established dealership, building out a new showroom and service facility, or refinancing to fund expansion, we structure financing against the real sales and service revenue — not a generic auto-dealership template that doesn't account for marine retail's distinct seasonality and service economics.
Send us the property, sales, and service revenue history. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Marine Dealership Loan Request →Small boutique hotels, historic inns, and bed-and-breakfasts — especially across Hill Country wine and tourism corridors — don't fit the underwriting profile of a franchise-branded hotel. We finance these smaller, owner-operated hospitality properties against their real occupancy, ADR, and local tourism draw, not a big-brand hospitality template that doesn't apply.
Conventional hospitality lenders are built around franchise-branded hotels with standardized flags, PIP requirements, and predictable brand-driven booking channels. A boutique property or B&B relies instead on independent marketing, local reputation, and often a historic or architecturally distinctive building — none of which fits a big-brand underwriting model, leading many lenders to decline these deals regardless of how well the specific property actually performs.
Purchase or refinance of small, unbranded hotel properties (typically under 40 rooms)
Acquisition and renovation capital for historic properties converted to hospitality use
Financing for bed-and-breakfast properties in Fredericksburg, Wimberley, and similar markets
Capital for room additions, event space, or property-wide renovations
Whether you're buying an established B&B, converting a historic property into a boutique hotel, or refinancing to fund a renovation or room expansion, we structure financing around the real occupancy and revenue numbers — not a franchise-hotel underwriting box that was never built for a property like yours.
Send us the property, occupancy, and revenue history. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Hospitality Loan Request →Texas has one of the fastest-growing craft beer and Hill Country wine scenes in the country, but breweries and wineries are a tough fit for conventional bank underwriting — heavy equipment, licensing complexity, and tasting-room/hospitality revenue mixed with production. We finance the real estate and the operation together, against real production and taproom numbers.
Banks routinely decline brewery and winery real estate because they can't cleanly separate the property value from the equipment, the TABC/TTB licensing, and the hospitality component (taproom, tasting room, event space) layered on top of production. That leaves owners financing buildouts with expensive equipment loans or personal capital even when the underlying property and business have real, growing value. We underwrite the full picture — production capacity, distribution, and taproom traffic — not just a generic industrial or restaurant box.
Buying the building housing brewing/fermentation equipment and warehouse space
Capital for hospitality space, patios, and event areas tied to the production site
Hill Country vineyard acreage plus winery production and tasting facilities
Cash-out or rate/term refinance for growing operators adding capacity
Whether it's a new brewery buying its first production building, a Hill Country winery adding vineyard acreage, or an established taproom refinancing to fund expansion, we structure financing around the real estate and the operating numbers together — not a one-size-fits-all restaurant or industrial rate that ignores what actually drives value in this asset class.
Send us the property details, production capacity, and revenue history. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Brewery/Winery Loan Request →A bridge loan is short-term, asset-based financing that closes fast and gets out of the way. It's not a replacement for conventional financing — it's what you use when timing, property condition, or deal complexity makes a bank impractical.
Property has significant vacancy and doesn't qualify for permanent financing yet. Bridge covers the acquisition and operating gap while you lease the asset to stabilization.
Buying a C-class property and repositioning it to B. Conventional lenders won't touch the as-is condition. Bridge funds acquisition plus renovation draws.
Off-market deal, auction purchase, or motivated seller who needs to close in 10–21 days. Bank timelines of 60–90 days make the deal impossible. Bridge makes it possible.
Land or a building in the permit/entitlement process. Construction lenders won't fund until entitlement is in hand. Bridge finances the gap between purchase and shovel-ready.
45-day identification and 180-day close deadlines under IRC 1031 create timing pressure. Bridge funds the replacement property purchase while the exchange is being structured.
Three very different tools — knowing when to use each one saves you time, money, and headaches.
How investors use bridge financing to execute deals that conventional lenders simply can't handle:
Investor acquires a 10-unit strip center at $1.2M with 4 vacant units. At 60% occupancy the NOI doesn't support conventional financing. Bridge loan at 65% LTV ($780K) funds the acquisition. Over 14 months investor leases remaining units, pushing occupancy to 92%. Refinances into CMBS at $1.55M appraised value — pulling $120K cash at refi.
Investor sells an apartment complex and enters a 1031 exchange. With 38 days left in the identification window, they locate a 12,000 SF suburban office building at $1.8M. The seller needs to close in 21 days — impossible for a conventional lender. Bridge loan closes in 18 days. Investor takes 6 months to complete the 1031 paperwork, then refinances into a SBA 504 owner-occupancy loan at 6.8%.
A 6-unit mixed-use building (4 retail, 2 residential) needs $180K in renovations and has 3 vacant units. Purchase price: $650K. Bridge loan covers acquisition ($650K) plus renovation holdback ($180K) = $830K total commitment at 72% LTC. Renovation completed in 9 months, all units leased at market rate. Permanent DSCR loan at stabilization pays off the bridge at a $980K appraised value.
Submit your deal — address, acquisition price, rehab scope, and your exit plan. We'll have a bridge loan term sheet back within 24 hours. Texas CRE only.
Get a Bridge Term Sheet →We work with commercial mortgage brokers, residential agents, financial advisors, and CPAs across Texas. When your client needs a commercial loan we can close, you earn a referral fee at closing — no license required.
Paid directly to you at closing. No waiting, no invoices. We handle all paperwork.
You get a direct line to the decision-maker. Term sheet in 24–48 hours, not 2 weeks.
Your relationship stays yours. We close the deal and you stay in the loop the whole way.
Referral arrangements are available to anyone in Texas. CPAs, attorneys, agents — all welcome.
Office, retail, industrial, multifamily, mixed-use, land, hard money — we cover all of it.
No middle-man, no broker chain. We underwrite in-house, so we know immediately if we can close.
Email or call with the property address, loan amount, and what the borrower needs. Takes 2 minutes.
You get a preliminary term sheet or a clear "no" — never left wondering. No wasted client time.
We handle everything from here. You stay copied on key milestones so your client stays happy with you.
Referral fee wired at closing. Simple, clean, and no paperwork headaches on your end.
"I had a client with a $1.2M warehouse purchase that kept getting turned down by conventional lenders. Sent it to Commercial Loans of Texas on a Friday — had a term sheet Monday morning. Closed in 19 days. My client was thrilled and I had a new referral source for life."
— Commercial real estate agent, Houston TXNo obligation. We'll tell you in 24 hours if we can close it, what the rate looks like, and what your referral fee would be. Most brokers send us 3–4 deals a month once they see how fast we move.
Car washes and gas stations are among the most cash-generative small businesses in Texas — and lenders who understand the sector offer surprisingly favorable terms. The key is matching your property type to the right lender and presenting the business correctly. Here's exactly how these deals get financed.
The dominant format today — conveyor tunnel, unlimited wash memberships, minimal labor. Express washes with 1,000+ active members underwrite like annuities. Texas has seen explosive growth with IQ Car Wash, Mister Car Wash, and regional chains acquiring and building aggressively. Highest lender demand of any car wash format.
Labor-intensive model — vacuuming, hand drying, interior cleaning. Higher ticket per car ($25–60 vs $10–18 express) but lower volume and higher labor cost. Margins are thinner and lenders scrutinize labor ratios closely. Still financeable with strong T-12 and owner track record. Self-service bays are add-on revenue but lenders don't weight them heavily.
Unbranded or locally branded fuel + c-store combo. Lenders underwrite on c-store revenue (NOT fuel margin — fuel margins are thin and volatile). A gas station doing $1.2M/year in c-store revenue with $80K net is fundable. Texas border markets and rural fuel stations serve captive markets with consistent volume. Environmental liability is the primary underwriting hurdle.
Franchise fuel stations with a major oil brand are the most lender-friendly gas station format. The brand supply agreement, volume guarantees, and equipment standards reduce lender risk. Valero and ExxonMobil have heavy Texas concentration — many operators own 2–10 branded locations and use portfolio financing. SBA works well for first acquisition.
Every gas station loan in Texas requires a Phase I Environmental Site Assessment. If the Phase I identifies a Recognized Environmental Condition (REC), lenders will require a Phase II. Here's the process and what it means for your timeline and financing:
We specialize in specialty commercial lending that most banks won't touch — car washes, gas stations, c-stores, and branded fuel stations across Texas. SBA 7(a) or 504 for owner-operators, conventional for investor-owned, bridge for value-add acquisitions. Bring your tax returns and Phase I and we'll have a term sheet in 24 hours.
Submit Your Deal →Landowners with a cell tower, fiber hub, or other telecom infrastructure ground lease on their property often want to leverage that contracted lease income — for land acquisition, refinancing, or cash-out — but most conventional lenders don't know how to underwrite telecom lease income any better than they know solar or wind leases. We do.
Cell tower and telecom infrastructure ground leases — typically signed with major carriers or tower companies for 25+ years with built-in escalations — represent some of the most stable, creditworthy lease income available on rural and suburban land, since the tenants are almost always large, investment-grade telecom companies. Yet conventional lenders routinely decline to underwrite this income, treating the land like undeveloped raw acreage and ignoring the durable cash flow sitting on top of it.
Cash-out or rate/term refinance against land under an active telecom lease
Purchase financing for acreage with an existing telecom infrastructure lease
Financing for landowners with multiple telecom leases across several parcels
Financing for land under fiber hub, data backhaul, or related telecom leases
Whether you're a landowner who wants to unlock cash from an existing telecom lease, or an investor acquiring land already under a long-term carrier agreement, we structure financing around the real lease economics — some of the most stable ground lease income available in commercial real estate, financed accordingly.
Send us the lease terms, acreage, and carrier. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Telecom Land Loan Request →Charter schools and private schools have unique real estate needs — classroom configuration, life-safety compliance, outdoor space requirements — and revenue tied to enrollment and per-pupil funding or tuition rather than a standard commercial lease. We finance school facilities against real enrollment trends and funding stability, underwriting built for how education real estate actually works.
Texas has one of the largest and fastest-growing charter school sectors in the country, alongside a well-established private and parochial school market, and both need real estate that most conventional commercial lenders are unfamiliar with underwriting. Charter schools rely on state per-pupil funding tied to enrollment and authorizer renewal status; private schools depend on tuition revenue and enrollment stability. Both require specific building configurations (classroom counts, outdoor space, security/life-safety compliance) that a generic office or retail underwriting model doesn't capture.
Purchase, refinance, or expansion of state-authorized charter school campuses
Financing for independent and faith-based school real estate
Capital for enrollment growth requiring additional classroom or campus space
Capital for life-safety, ADA, and facility upgrades to meet current standards
Whether you're a charter operator acquiring or building a new campus, a private school expanding to meet enrollment demand, or an established school refinancing to fund facility upgrades, we structure financing against the real enrollment and funding numbers — not a generic institutional-property rate that ignores what actually drives value in education real estate.
Send us the enrollment, funding structure, and facility needs. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your School Facility Loan Request →Daycare and early-learning centers carry recession-resistant demand and strong owner-operator margins, but most banks price them as risky small-business loans rather than commercial real estate. We underwrite the real estate and the operation together.
Childcare is one of the few commercial property types where demand is structurally tied to population growth rather than discretionary spending — parents need care whether the economy is expanding or contracting, and Texas's population and birth-rate trends have kept center occupancy high across most metros. Yet financing a daycare property is trickier than financing a comparable office or retail building, because a large share of the value is tied to a licensed, ongoing childcare operation rather than the four walls themselves. Lenders who don't specialize in the space either decline the deal outright or underwrite it as an unsecured business loan at rates that make ownership uneconomical.
We underwrite childcare real estate as real estate first — evaluating the building, playground/outdoor space compliance, parking ratio for drop-off traffic, and location demographics — while layering in operational due diligence on licensed capacity, enrollment trends, staff-to-child ratios, and state licensing history. That combined view lets us finance both stabilized centers with an established roll of enrolled families and owner-operator purchases where a buyer is acquiring an existing licensed facility.
Licensed capacity utilization (a center running at 60% of licensed capacity tells a very different story than one at 95% with a waitlist), staff turnover and director tenure, Texas Health and Human Services licensing status and any past violations, and whether the real estate is purpose-built (dedicated playground, age-segregated classrooms, commercial kitchen if applicable) or a converted space that would need capital improvements to meet code long-term.
We fund owner-operators buying their first center, established operators acquiring a second or third location, and existing owners refinancing out of an SBA loan once the business has stabilized enough to qualify for conventional-style commercial terms. Expansion financing — adding a classroom wing, converting unused square footage into licensed capacity — is underwritten against the projected incremental enrollment revenue, not just current cash flow.
Send us the enrollment numbers and licensing status. We'll tell you what the deal qualifies for, usually within 48 hours.
Submit Your Childcare Deal →Banks routinely decline church and ministry financing because congregational income doesn't fit a standard debt-service box and a sanctuary has no obvious alternate use if it's ever repossessed. We underwrite houses of worship directly — on giving history and building equity, not a franchise model that doesn't apply.
Religious institutions are among the most underserved borrowers in commercial real estate. It isn't a credit problem — established congregations often carry decades of on-time giving and low default rates — it's an underwriting-fit problem. National banks build lending boxes around NOI, cap rates, and comparable sales, and a 40,000-square-foot sanctuary with a baptistry and a fellowship hall doesn't comp against anything on a normal appraisal panel. Most loan officers simply don't know how to package the file, so the deal gets a soft decline instead of a real underwrite.
We take a different approach: church and ministry lending is underwritten on tithing and offering history (typically 2-3 years of financial statements), membership trends, and the building's replacement-cost value rather than pure income-comp appraisal. A growing congregation with consistent giving and a clear building plan is a financeable borrower — the file just has to be built by someone who's done it before.
Purchase of an existing worship facility, ground-up construction or expansion (sanctuary additions, family life centers, education wings), refinance of an existing church note (often to escape a balloon payment from a community bank), and acquisition of land for future development. We also finance religious schools, daycare/ministry centers operated by a congregation, and multi-site or satellite campus expansions for growing churches.
A large share of church financing we handle is refinance — congregations that took on a church bond program or a community-bank balloon note years ago and now face a maturity they can't refinance through the original lender. We can structure a straightforward refinance against the building's current value and the congregation's current giving, often with better amortization and no balloon, giving the church predictable payments instead of a looming maturity crisis.
If your congregation is buying land, breaking ground, expanding an existing facility, or facing a note maturity, send us your last two years of giving statements and the property details. We'll tell you honestly what it qualifies for — no denominational restrictions, no "we don't do churches" rejection after weeks of waiting.
Send us your giving history and the property details. We'll tell you what it qualifies for — purchase, construction, or refinance — usually within 48 hours.
Submit Your Church Financing Request →Climate-controlled collector car storage — sometimes combined with detailing, maintenance, and members-only clubhouse space — is a growing premium real estate category in Texas's wealthy metro corridors. Conventional lenders often can't tell it apart from generic self-storage, missing the higher revenue-per-square-foot this specialized model actually generates.
Premium collector car storage differs meaningfully from standard self-storage: climate control, enhanced security (often including individual unit monitoring), higher ceiling clearance, and increasingly, a membership/clubhouse component with detailing bays, lounges, and event space for owner gatherings. This combination commands per-square-foot rates well above standard self-storage, but most lenders default to underwriting it as generic storage rather than the differentiated, higher-margin product it actually is.
Purchase or refinance of premium individual storage units for collector vehicles
Combined storage plus lounge, detailing bay, and event space for owner communities
Capital to add units, upgrade climate control, or expand clubhouse amenities
Financing for operators acquiring multiple premium storage locations
Whether you're acquiring an established premium storage facility, building out a new climate-controlled clubhouse concept, or expanding an existing operation to meet waitlist demand, we structure financing around the real per-unit economics — not a generic self-storage rate that ignores what makes this niche genuinely more valuable.
Send us the facility, occupancy, and revenue history. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Car Storage Loan Request →Cold storage is the fastest-growing subsector of industrial real estate in Texas, driven by food distribution, pharmaceutical logistics, and e-commerce grocery. It's also the most capital-intensive and specialized warehouse type to finance — here's how we underwrite it.
Refrigerated and frozen warehouse space costs 2-4x more to build than dry industrial space per square foot, once you account for insulated panel construction, refrigeration systems, backup power, and specialized racking. That capital intensity is exactly why cold storage commands rents 40-80% above comparable dry warehouse space in most Texas submarkets — and why lenders underwrite it differently than a standard distribution building.
We finance three categories of cold chain real estate: conversion projects (dry warehouse retrofitted with refrigeration), ground-up cold storage construction, and acquisition of stabilized, tenant-occupied cold facilities. Each carries a different risk profile and different terms.
Refrigeration equipment age and condition matters more here than almost any other industrial category — a facility with an aging ammonia refrigeration system nearing end-of-life represents real capital risk that shows up in our underwriting, regardless of how strong the tenant's credit is. We also look closely at backup power (a cold facility without generator redundancy is one extended outage away from a total loss of inventory, which affects both insurance and lease structure), dock configuration for temperature-controlled loading, and whether the tenant's use is single-temperature or multi-temperature (freezer, cooler, and ambient zones in one building command premium rent but also premium construction cost).
Converting existing dry industrial to refrigerated space. Lower basis than ground-up, but requires careful underwriting of the building shell's ability to support insulation and refrigeration load.
New construction for a food distributor, grocery e-commerce fulfillment operator, or 3PL with a signed long-term lease. Highest cost basis, but strongest underwriting when anchored by a credit tenant.
Buying an existing, leased cold storage asset. We underwrite off in-place NOI, remaining lease term, and refrigeration system remaining useful life.
Texas's cold storage boom is concentrated around DFW, Houston, and San Antonio — driven by their positions as national distribution hubs and the continued growth of grocery e-commerce and meal-kit fulfillment. If you're acquiring, converting, or building refrigerated warehouse space anywhere in the state, send us the deal specifics — refrigeration system details, tenant credit, and lease terms if applicable — and we'll underwrite it directly.
Conversion, ground-up, or acquisition — tell us the specs and we'll tell you what it qualifies for.
Submit Your Deal →Commercial construction loans fund the build, not the finished product. Understanding how they're structured — draws, inspections, interest reserves — tells you what to expect from Day 1 through certificate of occupancy.
Funds horizontal development and vertical construction on raw or entitled land. The most complex construction loan type — requires complete plans, permits, cost breakdown, and contractor vetting. Interest paid on drawn balance only.
Existing structure being taken down to studs — new MEP, new interior, potentially new exterior skin. Treated like construction by most lenders. Requires full scope of work, licensed GC, and draw schedule aligned to renovation phases.
Construction of a commercial building pre-leased to a specific tenant. The lease agreement reduces lender risk significantly — many build-to-suit deals close at 75–80% LTC because a credit tenant lease is essentially collateral. Office, industrial, and healthcare are common BTS property types in Texas.
Raw land development — utility infrastructure, roads, pads. Highest risk construction category. Lenders look closely at entitlement status, absorption projections, and developer experience. Typically requires 30–35% equity with proceeds released in phases as lots sell or infrastructure milestones are reached.
The full loan amount isn't disbursed at closing — it's released in stages as verified construction milestones are completed. Here's a typical 5-draw commercial construction loan:
Released at loan close after land acquisition confirmed. Covers site prep, utility rough-ins, and foundation work.
Largest draw — framing is the most material-intensive phase. Structural inspections required before release.
Mechanical, electrical, and plumbing rough-ins complete — the work that lives inside the walls before drywall goes up. Must pass city inspection.
Drywall hung and finished, interior finishes in progress. Exterior complete. Lender inspection confirms progress matches disbursement.
Final draw released upon receipt of Certificate of Occupancy from the city. Building is complete, punch-list done, ready for occupancy or lease-up.
Submit your project summary: property address, plans status, total project cost estimate, and your contractor. We'll tell you where you stand and what the financing looks like within 24 hours.
Submit Your Construction Project →Co-working and flex office operators run a business model banks struggle to underwrite — short-term membership revenue instead of long-term leases, and a single-tenant-style buildout serving dozens of unrelated members. We finance the real estate against actual occupancy, membership retention, and revenue-per-desk, not a generic office loan template that assumes 5-10 year anchor leases.
Conventional office lenders build their models around long-term, credit-tenant leases with predictable rollover risk. Co-working operators don't fit that box — membership can turn over monthly, revenue depends on occupancy and retention rather than a signed 10-year lease, and the buildout (private offices, phone booths, shared amenities) has limited value outside the flex-office use. That combination gets most co-working real estate declined by conventional lenders regardless of how the specific operator is actually performing.
Purchase or refinance of a building an operator both owns and runs as a flex-office business
Financing for buildings leased to co-working/executive-suite operators as anchor tenants
Capital to build out new locations or add capacity to an existing space
Portfolio financing for operators running several flex-office locations across Texas
Whether you're an operator buying the building you run your co-working business from, an investor acquiring a property with a flex-office anchor tenant, or an established operator refinancing to fund a new location, we structure financing around the real occupancy and revenue numbers — not a generic office underwriting box that doesn't fit how flex-office actually performs.
Send us the occupancy, membership revenue, and lease details. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Co-Working Loan Request →Texas leads the country in new data center development — cheap power, an independent grid, and business-friendly permitting have made DFW, San Antonio, and Central Texas some of the hottest colocation and hyperscale markets in the U.S. We finance data center acquisition, conversion, and expansion projects that most conventional lenders won't underwrite without a signed hyperscale tenant already in place.
Data center financing spans a wide range of deal types — shell/powered-shell acquisition, industrial-to-data-center conversion, colocation facility expansion, and ground-up build with pre-leasing in progress. Conventional and even most CRE lenders require a signed hyperscale or enterprise tenant before they'll consider the deal, which leaves a real financing gap for operators building speculatively or converting industrial space ahead of lease-up. We underwrite these deals on the real estate, power infrastructure, and sponsor's operating track record, not just an executed lease.
Purchase of existing power-infrastructure-ready industrial buildings
Repositioning existing industrial or warehouse space for data center use
Bridge and construction capital for operating colocation facilities adding capacity
Bridge financing ahead of hyperscale/enterprise lease execution
Whether you're acquiring a powered shell in the DFW data center corridor, converting existing industrial space in San Antonio or Austin, or bridging a colocation expansion ahead of a signed enterprise lease, we structure financing around the real estate and infrastructure fundamentals rather than requiring a hyperscale tenant on day one.
Send us the site, power capacity status, and project scope. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Data Center Financing Request →Commercial Loans of Texas lends our own money — we don't broker your loan to someone else. Here's why that matters on every deal.
Bottom line: When you work with a direct lender, you get a faster answer, a lower rate, and someone who actually has skin in the game. We've been direct lending in Texas since 1998 — not brokering, not selling your loan to Wall Street. Your loan stays with us.
Distilleries carry a different licensing and economic profile than breweries or wineries — TABC/TTB distilled spirits permits, longer barrel-aging cycles that tie up inventory value for years, and heavier equipment investment. We finance distillery real estate against production capacity, aged-inventory value, and tasting-room revenue, underwriting built for how this specific business actually works.
Texas has one of the fastest-growing craft distillery scenes in the country, but distillery real estate is a tough underwrite for conventional lenders — the production building often needs specialized ventilation and fire-suppression systems for distillation, barrel warehouses tie up significant capital in aging whiskey or other spirits that won't generate sellable revenue for years, and TABC/TTB distilled spirits licensing carries more regulatory complexity than beer or wine permits. Most banks decline the asset class outright rather than evaluate the specific operation.
Purchase or refinance of the building housing stills and production equipment
Financing for dedicated barrel storage/aging facilities separate from production
Capital for hospitality space tied to the production site, a growing revenue driver
Cash-out or rate/term refinance for growing operators adding capacity
Whether it's a new distillery buying its first production facility, an established operator building a dedicated barrel warehouse, or a tasting room expanding to capture more direct-to-consumer revenue, we structure financing around the real estate and the operating numbers together — not a one-size-fits-all beverage-industry rate that ignores what actually drives value for a distillery specifically.
Send us the property details, production capacity, and licensing status. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Distillery Loan Request →Trampoline parks, bowling centers, arcades, and indoor play facilities are capital-intensive, single-purpose buildouts that most banks decline as too specialized or too dependent on a specific operator. We finance the real estate and improvements against the facility's real attendance, membership, and event revenue — not a blanket "amusement" rejection.
Family entertainment centers carry heavy tenant-improvement costs — padding, safety netting, arcade systems, party rooms, food service — that don't retain much value outside the specific use, which is exactly why conventional lenders treat them as high risk regardless of how the individual location performs. A profitable trampoline park or bowling center with strong membership and party-booking revenue still gets a flat "no" from most banks purely on asset-class policy. We look at the actual numbers.
Purchase or refinance of trampoline parks, ninja/obstacle courses, and indoor playgrounds
Acquisition or refinance of bowling alleys, arcades, and mixed-use entertainment venues
Funding for new locations, equipment upgrades, or added party/event space
Portfolio financing for operators running several FEC locations across Texas
Whether you're buying an established trampoline park or bowling center, funding a new buildout, or refinancing a location to pull cash out for expansion, we structure the financing against the real facility numbers — attendance, membership renewals, and event bookings — instead of a generic amusement-industry rate that ignores how the specific location actually performs.
Send us the facility type, attendance/revenue history, and lease details. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your FEC Loan Request →Standalone EV charging stations and charging hubs added to existing commercial sites (retail, travel centers, parking facilities) are a fast-growing but still unfamiliar asset class for most commercial lenders. We finance the real estate and site improvements against utilization data, host-site traffic, and network operator agreements — not a blanket "too new" rejection.
EV charging real estate splits into two situations most banks aren't set up to evaluate: standalone charging hubs (a dedicated site with multiple DC fast chargers) and charging infrastructure added to an existing property, like a travel center or retail parking lot. Both require heavy electrical infrastructure investment and depend on utilization and network operator agreements for revenue — data most conventional commercial lenders simply don't know how to underwrite yet, leading to reflexive declines even on well-located, well-utilized sites.
Purchase or development financing for dedicated multi-charger DC fast-charging sites
Capital to add charging infrastructure to an existing retail, hotel, or travel center site
Financing for dedicated charging real estate serving delivery/rideshare fleets
Acquisition of high-traffic corridor real estate for planned charging development
Whether you're developing a new charging hub from the ground up, adding chargers to an existing commercial property, or acquiring a site with charging infrastructure already installed, we structure financing around the real utilization and site economics — not a blanket new-technology discount that ignores well-performing, well-located sites.
Send us the site, charger count, and utilization or contract details. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your EV Charging Loan Request →Texas is home to one of the largest wedding and event venue markets in the country — Hill Country barns, riverside pavilions, and converted ranch properties booking $8K-$25K weekends year-round. Most banks won't touch it because it looks like "special purpose" real estate. We finance it as the cash-flowing hospitality business it actually is.
Event venues sit in an underwriting gray zone. Appraisers often flag them "special purpose" because the improvements — barns, pavilions, arbors, bridal suites — don't have an obvious alternate use, which spooks conventional bank credit committees even when the booking calendar is full a year out. Direct commercial lenders look past the label and underwrite what actually matters: trailing 12-24 months of booking revenue, average rate per event, seasonal occupancy, and whether the operator has a real reservation system and repeat referral business — not just a pretty property.
Texas venues in the Hill Country, DFW exurbs, and Houston-area river corridors regularly book 40-80 weddings and corporate events a year at $8,000-$25,000 per event. That's a real hospitality income stream, and we underwrite it the same way we'd underwrite a boutique hotel — on the numbers, not the category.
Converted barns, ranch event centers, and rustic venues — the largest segment of the Texas market.
Retreat centers, meeting halls, and multi-use event spaces serving corporate bookings alongside weddings.
Hill Country vineyard properties combining event hosting with a tasting room or agritourism income stream.
We finance acquisition of an established venue with existing bookings, refinance of high-rate seller-carry or private notes used to originally acquire the property, and value-add expansion — adding a second event space, bridal suite, or covered pavilion to an existing operation to increase booking capacity and average event rate. Cash-out refinances are common once a venue has 2+ years of stabilized revenue, freeing up capital for the next expansion.
Send us your booking history and the property details. We'll tell you what it qualifies for — acquisition, refinance, or expansion — usually within 48 hours.
Submit Your Venue Financing Request →Beyond the basics — answers to the harder questions about commercial financing in Texas.
Have a question that's not here? Call or submit your deal — we answer in plain English, same day.
Submit Your Deal →Franchise and restaurant real estate doesn't fit most banks' comfort zone — single-purpose buildouts, brand-specific improvements, and operators who are asset-rich but tax-return-light. We finance the real estate and the operating business together, based on unit-level economics, not a generic restaurant-industry risk score.
Whether it's a QSR pad site, a sit-down chain location, or a multi-unit operator adding their fifth store, restaurant real estate carries a reputation with conventional lenders that doesn't match the actual performance of a well-run operation. Franchisor brand strength, unit-level sales history, and lease/ownership structure tell us far more about repayment risk than the fact that the tenant is a restaurant. We underwrite accordingly.
Purchase or refinance of freestanding QSR/franchise buildings on ground leases or fee-simple land
Cross-collateralized financing for operators scaling across 3+ existing locations
Acquisition plus tenant-improvement capital for converting a vacant box into a new unit
Cash out real estate you already own and operate under a leaseback to your own concept
Most of our franchise and restaurant real estate borrowers aren't first-time operators — they're existing owners buying the real estate under a location they already run, refinancing a maturing note, or pulling growth capital to open unit number four or five. We structure around what the operating history actually shows, with financing that moves at the speed a real estate opportunity or lease deadline requires.
Send us the brand, unit count, and sales history. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Franchise Loan Request →Death care is one of the few industries with demand that never softens in a downturn — but the licensing, zoning, and pre-need trust complexities involved mean most conventional lenders won't finance funeral homes or cemeteries at all. We underwrite the real estate, the license, and the operation together.
Funeral homes and cemeteries occupy a genuinely unusual spot in commercial real estate underwriting. On one hand, the demand driver — mortality — is about as non-discretionary and non-cyclical as it gets, and well-run operators in growing Texas markets post stable, predictable margins year after year. On the other hand, the sector carries regulatory layers most lenders have never underwritten: Texas Funeral Service Commission licensing, pre-need trust fund compliance, cemetery perpetual care fund requirements, and specialized use zoning that limits both buyers and resale options if a loan were ever foreclosed. That combination of stable cash flow and unfamiliar regulatory structure is exactly why most banks decline these deals outright rather than take the time to underwrite them properly.
Case volume trends over the trailing 24-36 months, the mix of at-need versus pre-need (pre-arranged, prepaid) revenue, the status and funding level of any pre-need trust or perpetual care fund (Texas requires these to be maintained and audited), current Texas Funeral Service Commission license standing, and — for cemetery acquisitions — remaining developable/sellable inventory (unsold plots, niches, or mausoleum space) as a component of asset value beyond the land itself.
A large share of funeral home financing we see involves generational ownership transitions — a family-owned home passing to the next generation, or a licensed funeral director acquiring an independent home from a retiring owner. These deals hinge on transferable goodwill and community relationships as much as the physical real estate, and we structure financing to reflect both. We also finance crematory additions and cemetery expansion/development financing for adding new sections or mausoleum inventory to an existing property.
Send us the licensing status and case volume history. We'll tell you what the deal qualifies for, usually within 48 hours.
Submit Your Deal →Food halls and ghost kitchen commissaries — shared commercial kitchen space built for delivery-only brands and multiple food operators — are a fast-growing category most conventional lenders still evaluate like a traditional single-tenant restaurant. We finance against the real per-kitchen-bay revenue and operator mix, not a generic restaurant real estate template.
Food halls (multiple independent food vendors sharing a dine-in space) and ghost kitchen commissaries (multiple delivery-only brands sharing commercial kitchen infrastructure) both generate revenue from per-stall or per-bay licensing fees rather than a single restaurant lease — a multi-tenant, food-service-specific model most commercial lenders aren't set up to underwrite. That mismatch causes well-performing facilities to get declined simply because the revenue structure doesn't fit a standard single-tenant restaurant box.
Financing for multi-vendor dine-in food hall real estate and buildout
Purchase or refinance of shared delivery-only kitchen facilities
Combined dine-in and delivery-focused commercial food real estate
Capital to add kitchen bays or vendor stalls to an existing facility
Whether you're developing a new food hall from the ground up, acquiring an established ghost kitchen commissary, or expanding an existing facility's kitchen bay count, we structure financing around the real per-vendor revenue numbers — not a one-size-fits-all restaurant underwriting model that was never built for this shared, multi-operator category.
Send us the facility, vendor mix, and revenue history. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Food Hall Loan Request →30+ key terms every commercial real estate borrower and investor should know — from NOI to DSCR to cap rate. Click any term for a plain-English explanation.
Annual rental income minus all operating expenses — but before mortgage payments, depreciation, and income taxes. NOI is the single most important number in commercial real estate underwriting. It's what the property earns, independent of how it's financed.
Cap rate converts a property's NOI into a value. Divide NOI by the cap rate to get value. Lower cap rate = higher price relative to income (used in stronger markets). Higher cap rate = more income relative to price (used in secondary markets or distressed assets). Cap rates are market-driven — no formula sets them.
Measures how well a property's income covers its mortgage payment. 1.0x = break-even (income exactly equals debt payment). 1.25x = 25% cushion above the payment. Most commercial lenders require 1.20x–1.25x minimum. DSCR loans use this ratio as the primary qualifying metric instead of borrower income.
The loan amount expressed as a percentage of the property's appraised value. 75% LTV on a $400K property = $300K loan. LTV determines how much equity the borrower must contribute. Lower LTV = more equity cushion = lower risk for lender = potentially lower rate. Commercial DSCR loans typically max at 75–80% LTV.
Used in construction and value-add lending. The loan amount as a percentage of the total project cost (land + construction/rehab). Different from LTV, which uses appraised value. Most construction lenders will lend 75–80% LTC. At 75% LTC on a $500K project, the loan is $375K and you contribute $125K.
The estimated market value of a property after all planned renovations are complete. Used heavily in hard money lending and fix-and-flip underwriting. Lenders typically lend based on purchase price LTV, not ARV — but ARV determines whether the deal makes sense and how much equity will be created by the rehab.
Annual pre-tax cash flow divided by total cash invested. The real-world return on your out-of-pocket investment after paying the mortgage. Different from cap rate (which ignores financing). A 6% cap rate property with 75% LTV at today's rates might yield only 2–4% cash-on-cash — or even negative. CoC is what actually lands in your account.
A quick screening metric: property price divided by annual gross rent. Lower GRM = more rent relative to price = better income deal. Useful for rapidly comparing deals in the same market but not a substitute for full underwriting — it ignores expenses, vacancy, and debt service completely.
A loan where payments cover only the interest owed — no principal is paid down during the IO period. Common in bridge loans, hard money, and commercial deals where the investor plans to sell or refinance before the loan converts to amortizing. IO maximizes cash flow during the hold period but leaves the full principal balance due at maturity.
A large lump-sum payment due at the end of a loan term — often the entire remaining principal. Commercial loans frequently have a 5-year or 10-year balloon on a 25–30 year amortization schedule. This forces a refinance or sale at maturity. Know your balloon date and have your exit strategy in place 12–18 months before it hits.
Title is legal ownership of a property. "Clear title" means no undisclosed liens, judgments, or ownership disputes cloud the property. Title insurance protects lenders and buyers from title defects discovered after closing. In Texas, title insurance rates are set by the state — the premium is the same regardless of which title company you use, so shop for service quality.
An IRS provision allowing investors to defer capital gains taxes by rolling proceeds from one investment property sale directly into the purchase of another "like-kind" property. Rules: identify replacement property within 45 days of closing; close within 180 days; use a qualified intermediary to hold funds. Can be repeated indefinitely — some investors never pay capital gains tax in their lifetime.
The expected percentage of potential rent lost to vacant units and uncollected rent. Lenders apply a standard vacancy factor (typically 5–10% for residential, 10–15% for commercial) when underwriting — even if the property is 100% occupied today. This is the difference between "potential gross income" and "effective gross income."
Submit your deal — Daniel will walk through the numbers with you and issue a term sheet in 24 hours.
Discuss Your Deal →Golf courses, country clubs, and private membership facilities are among the hardest commercial assets to finance — most banks treat the golf industry itself as a red flag regardless of how the individual property actually performs. We underwrite the real numbers: membership revenue, green fees, F&B and event income, and the land value underneath, not a blanket industry bias.
Texas has over 800 golf facilities, from municipal courses to private equity clubs, and ownership changes hands constantly — retiring owner-operators, distressed clubs coming out of member-equity structures, and investors converting underperforming courses into more profitable operations. Conventional lenders almost universally decline the asset class outright, citing single-purpose-property risk and the industry's post-2008 reputation, even when the club in front of them has stable membership, positive cash flow, and real land value as a fallback. We look at the actual deal.
Purchase or refinance of public/daily-fee golf courses with green fee and cart revenue
Membership-based clubs — acquisition, refinance, or member-equity buyout financing
Golf communities with adjacent residential lots or development land included in collateral
Value-add acquisitions of underperforming clubs needing capital and repositioning
Golf and club owners often need capital that doesn't fit a standard commercial box — buying out a retiring partner, refinancing a maturing balloon note, or funding clubhouse and irrigation upgrades to stay competitive. We structure purchase, refinance, and cash-out deals against the facility's real income and land value, without the blanket industry-risk pricing that makes most bank golf financing either unavailable or uneconomical.
Send us the membership count, revenue, and acreage details. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Golf/Club Loan Request →Grocery-anchored centers are widely considered the most recession-resistant retail investment — daily-needs traffic drives consistent foot traffic to in-line tenants regardless of the broader economy. We finance acquisition, refinance, and repositioning of these centers against the real anchor lease strength and in-line tenant mix, with underwriting built around this specific retail subtype.
A grocery-anchored center's value is driven overwhelmingly by the anchor's lease strength and sales performance — a strong regional or national grocer with years remaining on its lease and healthy in-store sales anchors reliable in-line tenant demand, while a struggling or short-term anchor lease can undermine the whole property's value. We evaluate anchor tenant credit, remaining lease term, co-tenancy clauses, and the in-line tenant roster together, not a generic retail cap-rate approach that misses what actually drives performance in this subtype.
Purchase financing for centers with a strong anchor and healthy in-line occupancy
Capital to re-tenant vacant in-line space or replace a weak/dark anchor
Rate/term or cash-out refinance against a stabilized, income-producing center
Bridge financing through an anchor lease renewal or replacement process
Whether you're acquiring a stable, fully-leased grocery-anchored center, repositioning one with in-line vacancy to fill, or refinancing to fund capital improvements, we structure financing around the real anchor and tenant mix — the numbers that actually drive value in this retail subtype.
Send us the anchor tenant, lease term, and in-line occupancy. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Shopping Center Loan Request →A ground lease separates land ownership from building ownership — the landowner leases the dirt for 30-99 years, and the tenant (or an investor buying the leasehold) finances and owns the improvements. Common on corner retail pads, hotel sites, and urban infill in Texas metros where landowners won't sell. Financing a leasehold interest is a different underwriting problem than a fee-simple loan — here's how it works.
Fast food, bank branches, and convenience stores on ground-leased corners of larger retail centers or grocery-anchored developments. The landowner keeps long-term appreciation; the tenant finances the building.
Airport-adjacent and highway-frontage hotel sites are frequently ground-leased, especially where the land is owned by an airport authority, municipality, or family trust unwilling to sell.
In Austin, Dallas, and Houston urban cores, institutional and municipal landowners increasingly ground-lease rather than sell — Uptown Dallas and downtown Austin both have active ground-lease markets for mixed-use towers.
Religious institutions and universities that hold large legacy land parcels frequently ground-lease commercial development rights while retaining title — common near Texas A&M, UT, and SMU.
Lease abstract & term review — we review the full ground lease for remaining term, escalation structure, use restrictions, and assignability before underwriting begins.
SNDA negotiation with the fee owner — securing lender protections is usually the longest step; we've done this enough times to know which landowners will cooperate and which won't.
Leasehold appraisal — valuing the leasehold interest (building + remaining lease value), not the fee simple value of the land, which sets the actual loan basis.
DSCR underwriting including ground rent — ground rent is treated as a fixed operating expense ahead of debt service, tightening effective DSCR versus a fee-simple deal.
Close with leasehold mortgage/deed of trust — recorded against the leasehold estate, with the lender's cure rights and SNDA attached as exhibits.
Ground leases scare off a lot of lenders who don't want to read the lease. We do — retail pads, hotel sites, urban infill towers, and institutional ground leases across Texas. Send us the lease abstract and a rent roll and we'll tell you within 48 hours whether it's financeable and at what terms.
Submit Your Ground Lease Deal →Texas is one of the top hotel markets in the United States — driven by corporate travel in Houston and Dallas, leisure demand in Austin and the Hill Country, and convention traffic in San Antonio. Hospitality financing is specialized: lenders analyze revenue-per-available-room, occupancy rates, and brand agreements rather than standard lease-based cash flows. Here's what you need to know.
Hampton Inn, Courtyard, Fairfield, Holiday Inn Express. Strong flag recognition, predictable ADR, proven franchise systems with mandatory PIPs and brand standards enforcement.
WoodSpring, InTown Suites, Extended Stay America. Weekly/monthly rates, lower operating costs per key, recession-resistant demand base (insurance, construction crews, relocating workers).
Non-branded hotels with distinct positioning. Strong story and RevPAR track record required. Limited comparable data makes appraisal harder — lenders apply more conservatism.
Hilton, Marriott, Hyatt full-service or brands like AC, Autograph, Tapestry. F&B and meeting space add revenue but also complexity. Higher ADR markets support the underwrite.
Acquiring an independent or weak-flag property and converting to a stronger brand. Bridge loan funds the acquisition and PIP; permanent loan placed once the flag is secured and renovations complete.
Yurts, treehouses, airstream parks, and cabin resorts — Texas Hill Country and East Texas piney woods driving demand. Limited comparable data; underwritten on STR income projection + land value.
Unlike multifamily or retail, hotel underwriting centers on three operating metrics that don't appear in any other commercial real estate category:
Revenue Per Available Room. The primary top-line metric. Calculated on ALL rooms — occupied and vacant — so it captures both rate and occupancy performance in a single number.
Lenders benchmark your hotel's RevPAR against the competitive set (your STR report). RevPAR index above 100 (outperforming the comp set) is a meaningful positive underwriting factor.
Net Operating Income after a mandatory FF&E (furniture, fixtures, and equipment) reserve — typically 4–5% of gross revenue set aside for ongoing capital replacement. Hotels depreciate faster than other asset types; lenders won't ignore this.
DSCR is calculated on NOI after FF&E reserve, not before. Most branded hotels require a minimum 4% FF&E reserve as a franchise condition.
Lenders look at both the trailing 12 months of operating history and the trailing 3 months annualized. If the T-3 annualized is significantly higher than T-12, the property is trending up — which lenders weigh favorably. A declining T-3 relative to T-12 raises concern.
Seasonal Texas markets (Hill Country, coastal) are analyzed on a 12-month rolling basis rather than peak season only.
| Brand Family | Lender Reception | Notes |
|---|---|---|
| Marriott (Hampton, Courtyard, Fairfield) | Favorable | Consistent system-wide standards, high distribution through Marriott Bonvoy loyalty program, strong ADR support |
| Hilton (Hampton, Garden Inn, DoubleTree) | Favorable | Hilton Honors drives significant direct bookings; strong brand recognition across all segments |
| IHG (Holiday Inn Express, Candlewood) | Favorable | Value-oriented brands with broad market coverage; strong extended-stay (Candlewood) track record in TX |
| Choice Hotels (Comfort Inn, Quality) | Case-by-Case | Mid-tier brands acceptable in secondary markets; lenders look carefully at comp set and RevPAR index |
| Independent / Soft Brand | Case-by-Case | Strong operating history and unique positioning can overcome lack of flag — boutique Austin/SA properties often work |
| Economy Flagged (Super 8, Motel 6) | Selective | Lower ADR compressed margins; require stronger occupancy history; bridge/private capital often more appropriate |
We've closed hospitality loans on limited-service branded hotels, extended-stay properties, boutique independents, and glamping resorts across Texas. Provide your STR report, trailing 12-month P&L, and franchise agreement, and we'll have a term sheet within 48 hours. Flag conversions, acquisitions, refinances, and value-add bridge loans — we handle all of them.
Submit Your Hospitality Deal →Industrial real estate — warehouses, distribution centers, flex space, and manufacturing buildings — has been the top-performing commercial asset class for a decade and Texas sits at the center of it. The state's position as a logistics hub, its proximity to Mexico, its port infrastructure at Houston, and its role as a major e-commerce distribution center for the south-central US make Texas industrial one of the most compelling investment stories in CRE. Here's how the financing works.
100,000+ SF single-tenant distribution centers on long NNN leases. Amazon, FedEx, Home Depot, and large 3PLs. Underwritten on tenant credit and lease term. Texas logistics corridors (I-35, I-10, I-20, I-45) are the epicenter.
Smaller infill warehouses (20K–80K SF) in urban locations serving same-day delivery. Tight vacancy nationwide. Premium rents, high investor demand. DFW and Houston submarkets are top-5 nationally.
Office/warehouse combination — front office buildout with warehouse or light manufacturing behind. Dominant small-business industrial product. Consistent demand from contractors, tech, distribution, light manufacturing.
Food-grade cold storage and refrigerated distribution. Capital-intensive buildout creates deep tenant stickiness. Growing demand from grocery delivery and food processing. Specialty lenders required.
Business owner buying the facility their company operates from. SBA 504 at 10% down available if 51%+ owner-occupied. Texas manufacturing has grown steadily — semiconductor, EV, defense, and food processing sectors driving demand.
5–30 tenant industrial parks with 3K–15K SF bays. Diverse tenant base reduces risk. Common value-add target — buy at below-market rents, drive to market over 2–3 year lease roll. Bridge then perm at stabilization.
Alliance, South Dallas, Great Southwest, Mesquite. Amazon, FedEx, UPS all have mega-hub presence. I-35E and I-20 corridors dominate leasing activity.
Port of Houston is the #1 US port by foreign tonnage. Bayport, Barbours Cut drive container-related distribution. Energy Corridor generates industrial support demand.
I-35 corridor from San Antonio to Laredo is the most active nearshoring industrial corridor in North America. Automotive parts, electronics, consumer goods from Mexico.
Samsung ($17B fab), Tesla Gigafactory, Applied Materials — semiconductor supply chain has created a new industrial ecosystem in Round Rock, Hutto, Kyle, and Manor.
Largest border city industrial market. Manufacturing and distribution serving Juárez maquiladora complex. Fastest-growing industrial rents in Texas 2024–2026.
Energy sector support, agricultural processing, and regional distribution driving demand in secondary Texas markets. Cap rates 75–125 bps higher than primary markets.
From 5,000 SF flex bays to 500,000 SF bulk distribution — we've financed all formats across Texas. Send us your rent roll, lease abstracts, and a description of the building specs, and we'll have a term sheet within 24 hours. SBA for owner-occupied, conventional for investor-owned, bridge for value-add.
Submit Your Industrial Deal →Land is the highest-risk loan category in commercial real estate — it produces no income to service debt, and its value is entirely speculative until something is built on it. Yet Texas's growth means land deals are everywhere. Here's how to get yours funded.
No utilities, no entitlements, no clear development plan. Pure speculation. Most institutional lenders won't touch this — requires private/bridge capital or seller financing.
Utilities stubbed to the property line, road access confirmed, some grading or site work done. More lendable — reduces "how do we get there" risk.
Zoning approved, preliminary plat filed or approved, environmental cleared. This is what turns a speculative land play into a financeable development deal.
Fully entitled, engineered, permitted, with a builder or tenant lined up. This is the closest land gets to an income-producing asset — and lenders price it accordingly.
Understanding what happens at each phase helps you structure the right financing at the right time — not one loan that tries to cover everything.
Most developers don't use one loan — they use a sequence. Land loan carries the acquisition through entitlement, then a construction loan replaces it when permits are in hand. Here's how sophisticated Texas developers structure it:
We've funded land acquisitions from shovel-ready pads to raw acreage with a solid exit plan. Tell us your parcel, your entitlement status, and your exit strategy — we'll tell you what we can do and at what terms. No obligation.
Submit Your Land Deal →Laundromats are a proven cash-flow asset — mostly cash or card-based revenue, low staffing overhead, and equipment that lasts 10-15+ years — but most banks won't touch them because the real estate and the business are hard to separate on paper. We underwrite the actual location, equipment, and revenue history, whether you're buying an existing store or refinancing one you already own.
Conventional lenders often lump laundromats in with other "special purpose" properties and decline them outright, regardless of how the specific business actually performs. That leaves owner-operators and investors stuck financing acquisitions with high-rate business loans, seller notes, or all cash — even when the laundromat itself has years of consistent, verifiable revenue. We look at collections data, equipment condition, and lease terms, not a blanket industry rule.
Buying the real estate and business together as a single acquisition
Cash-out or rate/term refinance on a stabilized, income-producing laundromat
Capital to modernize machines, add card/app payment systems, or expand square footage
Financing for operators consolidating or acquiring several stores at once
Most laundromat deals fall into two buckets: an operator buying an established store from a retiring owner, or an existing owner refinancing a maturing note or pulling cash out for expansion. We structure both against the store's real collections and equipment value, not a generic small-business rate that ignores how stable this asset class actually is when it's run well.
Send us the location, equipment count, and revenue history. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Laundromat Loan Request →The type of lease on a commercial property changes everything — your cash flow predictability, your expense exposure, and how lenders underwrite the NOI. Here's a plain-English breakdown of each structure.
The holy grail of commercial leases for passive investors. The tenant pays a base rent (lower than gross lease) plus all three "nets": property taxes, building insurance, and CAM (common area maintenance / structural repairs). The landlord receives a predictable, nearly-expense-free income stream.
Best for: Single-tenant retail (gas stations, pharmacies, fast food, dollar stores), long-term leases with creditworthy national tenants. NNN tenants are often corporate entities with 10–20 year leases. The "passive income" ideal.
The simplest lease structure: tenant pays one flat monthly rent. The landlord pays all operating expenses — taxes, insurance, maintenance, and utilities. Tenant has maximum cost predictability. Landlord absorbs all expense variability. Common in office buildings and multi-tenant retail.
Best for: Multi-tenant office, co-working space, smaller retail where tenants expect all-inclusive rent. Landlord takes on expense risk but can charge higher base rent to compensate. Lenders will underwrite NOI carefully since expenses are variable.
A hybrid between gross and NNN where expenses are negotiated individually. Tenant pays base rent plus some expenses (often utilities, sometimes taxes); landlord retains liability for others (often structural). The exact split depends entirely on lease negotiation. Common in industrial and flex space.
Best for: Industrial properties, flex/tech office, smaller local tenants who need cost predictability on some items. Investors should carefully model which expenses they retain before underwriting the NOI.
A retail-specific structure where the tenant pays a base rent plus a percentage of their gross sales above a "natural breakpoint." Common in shopping centers, malls, and high-foot-traffic retail strips. Gives the landlord upside participation in tenant success — but also creates income variability.
Best for: Shopping center landlords with anchor-tenant draws. Percentage rent aligns landlord and tenant — the tenant succeeds, the landlord benefits. Lenders will underwrite to base rent only (not percentage rent) when evaluating NOI — conservative and correct.
We underwrite to the income the property actually produces — regardless of lease type. Submit your deal and we'll structure the loan around your actual NOI.
Submit Your Deal →We've closed Texas commercial loans in as few as 7 business days. Here's exactly how the process works — and why we move faster than any bank you've tried.
Fill out our one-page application or call Daniel directly. We need the basics: property address, purchase price or loan amount, property type, and your exit strategy (or refinance goal). No financials required at this stage.
Daniel personally reviews every submission. You won't deal with a junior processor or an automated system.
We issue a non-binding term sheet with proposed loan amount, rate, LTV, and term. This is a real answer from a real decision-maker — not a "we'll get back to you" after a committee meeting.
If the deal needs structure (e.g., different LTV, IO period, partial release provisions), we discuss it now — not after you've spent $2,000 on an appraisal.
We order a third-party appraisal (or desktop BPO for smaller deals) and review property condition, title, rent rolls, and market comps. For income-producing properties, we underwrite to DSCR — not personal income.
We work in parallel with your attorney and title company. Most commercial lenders work sequentially — we don't. That's how we cut weeks off the timeline.
Once underwriting is complete, we issue a firm loan commitment letter — the binding agreement that says we will fund this loan at these terms. No more surprises at the closing table.
Conventional banks issue commitments only after 30–60 days of processing. Our commitment comes in week two — giving you time to negotiate, satisfy contingencies, or plan your rehab.
We coordinate directly with your title company to schedule closing. Funds wire the day of closing. Most of our loans close in 2–3 weeks total — some faster when the property and title are clean.
We remain your lender for the life of the loan. No loan servicing transfers. Same contact, same terms, same relationship — whether you're in month 3 or year 5.
We keep the paperwork minimal. Here's what's actually required for a standard commercial loan:
One short form. Daniel reviews it today and sends a term sheet within 24 hours. No commitment required.
Submit Your Deal →Bridge, hard money, construction, permanent, SBA — each serves a different purpose at a different cost. Here's how they compare so you can match the right loan to your deal.
Used to bridge from one state to another: buy before you sell, buy a property that needs stabilization before a permanent loan, or fund a value-add project before a conventional refinance. Lower rate than hard money, slightly slower close.
The fastest close, highest rate. Used for fix-and-flip, auction purchases, and distressed acquisitions that can't qualify for bridge or conventional. Property condition is irrelevant — we lend on ARV and equity.
Funds released in draws as construction milestones are met — not upfront. Interest only on drawn amount. Converts to permanent loan or is paid off upon completion. Requires approved plans, permits, and a licensed GC.
The long-game loan: stabilized rental income qualifies the loan, not your personal W-2. DSCR loans have no property count limit, work for LLCs, and close faster than conventional. Used for buy-and-hold investors who want predictable 30-year payments.
Only for businesses that owner-occupy the property (51%+ for 7(a), 51%+ for 504). Lowest down payment available. Slowest close. SBA 504 splits the loan between a bank (50%) and SBA CDC (40%) — best fixed-rate option for qualifying businesses.
Most deals use multiple loan types in sequence. Here's how experienced Texas investors stack them:
Describe your project and Daniel will tell you which structure makes the most sense — and issue a term sheet within 24 hours if it's fundable.
Submit Your Deal →Marinas, dry-stack boat storage, and RV/boat storage facilities are specialty commercial real estate that most banks decline outright — the income model (slip rentals, storage fees, fuel dock revenue) doesn't fit a standard commercial underwriting box. We finance these deals directly, on the property's real income and location, with the speed a marina purchase or refinance actually needs.
Texas has thousands of miles of coastline and reservoir shoreline — Lake Travis, Lake Conroe, Lake Texoma, the Gulf Coast from Galveston to South Padre — and demand for wet slips, dry-stack storage, and boat/RV storage yards has outpaced supply in most of these markets for years. But marinas and storage facilities carry operational risk factors (seasonal revenue swings, environmental/wetland exposure, fuel dock liability, aging bulkheads and docks) that push most conventional and SBA lenders to decline the asset class entirely, regardless of how strong the actual occupancy and revenue numbers are.
Purchase or refinance of operating marinas with dockage, fuel, and service income
Indoor/rack boat storage facilities — purchase, refi, or expansion
Outdoor covered/uncovered storage lots with fenced, gated access
Value-add acquisitions needing dock, bulkhead, or facility upgrades
Marina and storage operators often need capital a rigid bank use-of-funds policy won't accommodate — adding dry-stack racks, replacing aging bulkheads, buying out a partner, or funding a fuel dock upgrade. We structure purchase, refinance, and cash-out deals against the facility's real value and income, without the environmental-risk-averse box-checking that sinks most marina loan requests at conventional lenders.
Send us the slip/storage count, occupancy, and revenue details. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Marina/Storage Loan Request →Rates have stabilized. Texas population growth is still outpacing every other state. Here's what the market looks like right now — and where experienced investors are moving.
2022–2024 overbuilding has softened rents in Austin and San Antonio, but absorption is now catching up. Houston and DFW remain undersupplied. Class B value-add is the strongest play in 2026 — buy at today's soft rents, reposition, hold for the rebound.
E-commerce and near-shoring continue to drive industrial demand. DFW is the #2 industrial market in the country. Last-mile distribution, manufacturing support, and cold storage all have sub-4% vacancy. Cap rates remain compressed but fundamentals support pricing.
Strip centers anchored by essential services (grocery, medical, nail/salon) outperform. Class A suburban retail in high-growth submarkets is strong. Avoid single-tenant big box and Class B/C enclosed malls. Texas has no income tax which supports discretionary spending.
National hybrid work trends continue to suppress office demand, but Texas outperforms: DFW and Houston office absorption is better than coastal markets. Medical office and Class A suburban remain fundable. Downtown Class B/C office faces serious headwinds — discounts create opportunity if you can reposition.
Rates have come down from 2023 peaks. Deals that penciled out at 5% two years ago need to be re-underwritten at today's rates — but a lot of distressed sellers are motivated.
Rates as of mid-2026. Actual rate depends on LTV, DSCR ratio, property type, and borrower credit profile.
We know these markets and can get you a term sheet in 24 hours. No 60-day committee wait. Just a direct answer from someone who's been lending in Texas since 1993.
Submit Your Deal →Medical office is among the most stable commercial real estate categories — healthcare tenants sign longer leases, move less frequently than any other commercial tenant type, and their businesses are largely recession-proof. Texas's physician population, growing healthcare system, and population influx make medical office one of the most attractive CRE plays in the state. Here's how lenders underwrite it and what terms to expect.
Healthcare tenants average 8–12 year leases — 2–3× longer than general office. Medical buildout is expensive and tenant-specific, making moves costly.
People don't stop needing healthcare in a downturn. Medical office occupancy barely moved during 2008–2009 or COVID — the strongest track record of any office subcategory.
Texas adds ~500K residents per year. More residents = more patients = more physician demand. Healthcare employment in Texas grew 4.2% in 2025, outpacing every other sector.
Medical buildout runs $80–200/SF for exam rooms, plumbing, medical gas, and ADA compliance. Tenants absorb that cost and rarely move — protecting your occupancy.
The SBA 504 program was practically designed for physician practice owners — here's why it dominates owner-occupied medical office financing:
Preserve cash in the practice. A $2M medical office at 10% down = $200K in, not the $400–500K a conventional loan demands. Practice cash flow stays in the business.
The CDC debenture (40% of the project) is fixed for 25 years — a rate certainty that no floating-rate commercial loan can match. No refinance risk on 40% of your debt.
Unlike conventional commercial loans that balloon at 5–10 years, the SBA 504 piece is fully amortizing — no forced refinance at a bad time in the rate cycle.
A physician paying $12K/month in rent builds zero equity. The same payment on a $2M building with SBA 504 builds $600K+ in equity over 10 years while the practice benefits from ownership stability.
Depreciation on the building structure reduces taxable income. Interest is deductible as a business expense. A physician in the 37% bracket benefits materially from commercial real estate ownership.
Landlord risk is eliminated. No lease renewal negotiations, no rent increases, no risk of being forced to relocate a practice that has built a patient base around a location over 10+ years.
| Factor | Standard Office | Medical Office |
|---|---|---|
| Average lease term | 3–5 years | 8–12 years |
| Tenant improvement cost ($/SF) | $30–60 | $80–200 (supports sticky tenants) |
| Vacancy risk | Higher — general office oversupplied in many TX markets | Lower — healthcare demand is population-driven |
| Remote work exposure | High — many firms have reduced footprints | Zero — medical care cannot be delivered remotely at scale |
| Re-tenanting difficulty | Moderate — generic suite can accommodate many users | Higher cost — medical plumbing/gas buildout is specialized |
| Typical LTV | 60–65% | 65–72% (better collateral perception) |
| Owner-occupied SBA eligibility | Yes | Yes — often easier to qualify (stable revenue) |
We've structured owner-occupied medical office loans for solo practitioners and group practices, and financed investor-owned MOBs with hospital-system tenants across Texas. SBA 504 at 10% down, conventional at 20–25%, or investment loans on leased medical buildings — we do all three. Get a term sheet in 24 hours.
Submit Your Medical Office Deal →Med spas, IV therapy clinics, cryotherapy studios, and wellness centers blend medical-adjacent licensing with retail-style buildout — a combination that confuses conventional lenders who don't know whether to underwrite it as medical office or retail. We finance the real estate against actual membership and treatment revenue, whichever category it falls under.
Medical spas and wellness facilities occupy a gray area between medical office and cosmetic/retail real estate — many require a supervising physician relationship for injectables and laser treatments, carry specific licensing depending on services offered, and need buildout ranging from simple treatment rooms to specialized equipment bays for cryotherapy or IV infusion. Conventional lenders unfamiliar with the category often decline it as "too niche" rather than evaluating the specific business's real revenue and membership model.
Purchase or refinance of facilities offering injectables, laser, and cosmetic treatments
Financing for hydration/wellness infusion clinics and recovery-focused facilities
Acquisition or buildout of cold therapy, compression, and recovery-focused wellness space
Portfolio financing for operators growing across multiple Texas locations
Whether you're buying an established med spa, building out a new wellness clinic, or expanding a growing brand to additional Texas locations, we structure financing around the real membership and treatment revenue — not a generic uncertainty discount for a category most lenders simply haven't learned to underwrite yet.
Send us the facility, services offered, and revenue history. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Wellness Facility Loan Request →Manufactured housing communities (MHCs) post some of the strongest cap rates and lowest turnover of any commercial real estate category — but most banks won't touch them. We underwrite land-lease parks, pad-rented communities, and tenant-owned-home deals across Texas.
Mobile home parks — more accurately called manufactured housing communities in underwriting circles — occupy a strange spot in commercial real estate. Institutional capital has poured into the sector over the last decade because the fundamentals are extraordinary: tenants own their own homes and simply rent the land underneath, which means move-out costs run into the thousands of dollars for a resident and turnover across well-run Texas parks frequently sits under 5% annually. Add limited new supply — most Texas municipalities have not approved a new MHC in years due to zoning pushback — and you get an asset class with rent growth and occupancy stability that rivals Class A multifamily at a fraction of the price per pad.
Despite that, community banks and life insurance lenders frequently pass on manufactured housing deals. Some carry outdated stigma from decades-old "trailer park" perceptions; others simply don't have an underwriting box built for land-lease income. That gap is where direct commercial lenders compete hardest — and where borrowers who understand the asset class can win financing terms that traditional buyers never see quoted.
Pad count and occupancy trend over the trailing 12 months, tenant-owned vs. park-owned home mix (park-owned homes carry more maintenance risk but also higher blended income), utility structure (submetered water/sewer/electric materially improves NOI versus master-metered), city or county infrastructure status, and — critically — whether the community is a legal, permitted use under current zoning. Texas has thousands of legacy parks that predate current zoning codes and operate as legal non-conforming uses; we verify that status before underwriting, because it directly affects refinance and exit options.
A large share of the manufactured housing deals we fund are value-add: an operator buys a mismanaged park below replacement cost, converts master-metered utilities to submetered (typically the single highest-ROI capital improvement in the sector), fills vacant pads, and pushes below-market lot rents up to submarket rates over 12-24 months. We structure these as bridge-to-permanent financing — an initial loan sized to the in-place cash flow with a clear path to refinance at a lower rate and higher proceeds once the business plan is executed and NOI has stabilized.
Texas MHC lot rents remain meaningfully below coastal and Sun Belt peer markets even after several years of increases, which is exactly why institutional and private capital continues targeting the state. If you're acquiring, refinancing, or repositioning a manufactured housing community anywhere in Texas, we can underwrite it directly — no committee, no "we don't do parks" rejection three weeks into the process.
Send us the rent roll and pad count. We'll tell you what it qualifies for — acquisition, refinance, or value-add bridge — usually within 48 hours.
Submit Your Park Deal →Multifamily financing isn't one product — it's a spectrum that changes fundamentally at 5 units, at $1M, and at $5M. Understanding which loan type applies to your deal size prevents wasted time applying to the wrong lender with the wrong program.
Unlike residential loans that rely on your personal income, multifamily loans are underwritten on the property itself. Here's what drives approval — and what kills deals:
See how the numbers work across three common Texas apartment deal sizes:
| Item | Lender's Underwritten Numbers |
|---|---|
| Units / Avg Rent | 12 units @ $1,150/mo average |
| Gross Potential Rent (GPR) | $165,600/yr |
| Vacancy Allowance (7%) | -$11,592 |
| Effective Gross Income (EGI) | $154,008 |
| Operating Expenses (40% ratio) | -$61,603 |
| Net Operating Income (NOI) | $92,405 |
| Loan Amount (75% LTV on $1.1M appraisal) | $825,000 |
| Annual Debt Service (7.0%, 30yr amort) | -$65,940 |
| DSCR | 1.40× ✓ Approved |
| Item | Lender's Underwritten Numbers |
|---|---|
| Units / Avg Rent | 42 units @ $1,320/mo average |
| Gross Potential Rent (GPR) | $665,280/yr |
| Vacancy Allowance (6%) | -$39,917 |
| Effective Gross Income (EGI) | $625,363 |
| Operating Expenses (42% ratio) | -$262,652 |
| Net Operating Income (NOI) | $362,711 |
| Loan Amount (70% LTV on $4.8M appraisal) | $3,360,000 |
| Annual Debt Service (6.75%, 30yr amort) | -$261,590 |
| DSCR | 1.39× ✓ Approved |
| Item | Lender's Underwritten Numbers |
|---|---|
| Units / Avg Rent | 88 units @ $975/mo (workforce housing) |
| Gross Potential Rent (GPR) | $1,029,600/yr |
| Vacancy Allowance (8%) | -$82,368 |
| Effective Gross Income (EGI) | $947,232 |
| Operating Expenses (48% ratio — Class C) | -$454,671 |
| Net Operating Income (NOI) | $492,561 |
| Loan Amount (65% LTV on $6.8M appraisal) | $4,420,000 |
| Annual Debt Service (7.25%, 30yr amort) | -$361,334 |
| DSCR | 1.36× ✓ Approved |
Submit the unit count, current occupancy, gross rents, and your acquisition price. We'll tell you which program fits, what LTV you can achieve, and have a term sheet back in 24 hours.
Get Multifamily Financing →Office lending has gotten harder — but it hasn't stopped. The investors and lenders who understand what's actually happening in Texas office markets are finding real opportunity: suburban Class B buildings with diversified tenant bases are holding occupancy, medical office is thriving, and value-add repositioning of well-located Class C buildings is generating strong returns. The key is knowing which office assets lenders will fund and how to structure the deal.
5–10 tenant mix of professional services, healthcare, financial, and business services. Stabilized 85%+ occupancy. 3–5 year leases typical. DFW suburbs (Plano, Frisco, Irving), Houston (Woodlands, Westchase, Sugar Land) — strong demand.
Healthcare tenants average 8–12 year leases, rarely move. Texas population growth driving physician demand. Lenders offer better terms than standard office — longer lease terms justify higher LTV.
Federal, state, or municipal tenant on long-term triple-net lease. GSA (federal) leases are effectively investment-grade. Highest LTV and lowest rates in the office category. Rare but extremely financeable.
Older suburban office at strong basis — buy at 65–70% of replacement cost, renovate common areas, push rents to market, lease-up to 90%+. Bridge financing during value-add, then perm at stabilization. Requires execution experience and track record.
Managed flex office (WeWork model, but solvent operators) shows resilience where Class A struggled. Day-office and private suite demand from hybrid workers and SMBs is strong. Lenders underwrite on actual NOI, not desk-count projections. Proven operators only.
Owner buys building for their own business. SBA 504 at 10% down if 51%+ owner-occupied. Conventional at 20–25%. Single-tenant investor-owned is challenging — one lease, one point of failure. Lenders require long remaining term and strong tenant credit.
| Submarket | Vacancy Rate | Rent Trend | Lender Appetite | Notes |
|---|---|---|---|---|
| DFW Suburbs (Plano/Frisco/Allen) | 10–14% | Stable / slight growth | Active | Tech & financial services demand; strong demographics |
| DFW CBD (Downtown Dallas) | 22–28% | Declining | Very selective | Conversion to residential underway; institutional caution |
| Houston Energy Corridor / Westchase | 16–20% | Flat | Selective | Energy sector stabilized; healthcare tenants gaining share |
| Houston Medical Center / Greenway | 5–8% | Growing | Very active | Medical office dominant; best Houston submarket for office |
| Austin Domain / North Austin | 12–16% | Mixed | Selective | Tech vacancy from layoffs; suburban absorption better than CBD |
| San Antonio NW / Medical Center | 11–14% | Stable | Active | Healthcare and financial services driving suburban demand |
We don't blanket-decline office — we underwrite it. Suburban multi-tenant with solid occupancy, medical office, value-add with a clear plan, or owner-occupied with SBA — we've structured all of these across Texas. Send us your rent roll and T-12 and we'll tell you exactly what terms we can offer within 24 hours.
Submit Your Office Deal →NNN properties are the most passive form of commercial real estate — the tenant pays taxes, insurance, and maintenance. They're also the most cap-rate-compressed. Here's how to analyze them, tier tenants by credit quality, and structure the financing.
The creditworthiness of the tenant is the most important variable in NNN loan pricing. Lenders will advance more capital at better rates for investment-grade tenants:
Enter the deal parameters to see your loan amount, annual cash flow after debt service, and cash-on-cash return:
NNN properties are low-maintenance but not low-risk. Here's what experienced buyers watch for:
A 10-year lease with 2 years remaining is a vacant building risk, not a NNN investment. Lenders typically want 7+ years remaining on the primary term. Under 5 years = significant cap rate premium and LTV reduction.
What is the building worth if the tenant leaves? A Dollar General in rural Texas may be worth $600K occupied but $200K dark. The gap between these is your real risk. Demand rent-to-revenue ratio from operator to assess renewal probability.
"NNN" can be loosely applied. True absolute NNN means tenant pays everything including roof and structure. Modified NNN (or "double net") means the landlord retains some structural obligations. Read the lease — don't trust the broker's designation.
Older NNN leases often have no rent bumps — flat rent for 20 years. With 3–4% annual inflation, a $100K flat lease signed in 2010 is worth significantly less in real purchasing power by 2030. Require rent escalations of at least 1.5–2% annually in any new deal.
A McDonald's leased to McDonald's Corp is fundamentally different from a McDonald's leased to a 3-unit franchisee. The brand is the same; the credit is not. Always determine who signs the lease — the parent or the operator.
Retail NNN tenants must have defensible businesses. Dollar stores and fast food have proven durable. Certain retail categories (vitamin shops, some cellular, some casual dining) have shown meaningful closure risk. Research recent store closures for your specific tenant concept before buying.
NNN acquisitions often have timing pressure — motivated sellers, 1031 deadlines, or competitive offers. Submit your deal and we'll have a term sheet within 24 hours. Texas commercial only.
Get NNN Financing →Texas office vacancy has pushed owners of aging Class B/C buildings to look hard at conversion — turning empty floors into apartments, condos, or mixed-use space. Most banks won't touch the construction risk on a use-change project. We finance the acquisition, the conversion capex, and the stabilization bridge as one deal.
A vacant or half-empty office building is a hard hold for its owner — negative or thin cash flow, a maturing loan with no refinance appetite from the original lender, and a building that's genuinely obsolete for office use in its current floor plan. Converting to residential, medical, or mixed-use often pencils better than continuing to chase office tenants, but the construction, permitting, and repositioning risk during the conversion period is exactly what conventional lenders won't underwrite. We will.
Purchase of a distressed or underperforming office asset plus capital for full residential/mixed-use conversion
Bridge financing for owners already holding the asset who need capital to execute the conversion themselves
Refinance out of expensive construction debt once units are leased/sold and cash flow stabilizes
Ground-floor retail/medical retained with upper floors converted to residential or hospitality
Conversion projects often stall because the acquisition lender, the construction lender, and the take-out lender are three different relationships with three different underwriting standards. We structure the acquisition and conversion capital together and can carry the deal through stabilization, so you're not re-underwriting the project with a new lender at every phase.
Send us the building, the vacancy, and your conversion concept. We'll tell you what financing structure fits — usually within 48 hours.
Submit Your Conversion Loan Request →Most investors focus on cap rates and miss the programs that can dramatically improve their after-tax returns. Texas offers four major investment incentive structures — here's how each works and who qualifies.
Created by the 2017 Tax Cuts and Jobs Act, Opportunity Zones allow investors to defer and potentially eliminate capital gains taxes by reinvesting gains into designated low-income census tracts through a Qualified Opportunity Fund (QOF). Texas has 628 designated Opportunity Zones.
How it works: Sell appreciated stock, real estate, or business assets → reinvest capital gains (not the full proceeds) into a QOF within 180 days → defer the original gain and eliminate new OZ appreciation after 10 years.
Key OZ requirement: Substantial improvement rule — you must double the adjusted basis of the property within 30 months of acquisition. This means value-add and development projects, not passive buy-and-hold of stabilized assets.
Texas counties and municipalities can grant property tax abatements — temporarily reducing or eliminating property taxes on new construction or major rehabilitation of commercial, industrial, or manufacturing properties. Governed by Chapter 312 of the Texas Tax Code.
Typical qualifying criteria: Minimum investment threshold (varies by jurisdiction; often $1M–$5M+), new jobs created, location in a designated zone, and agreement to keep improvements for the abatement term.
Best for: Industrial developers, distribution center projects, large multifamily developments, and manufacturers relocating to Texas. Not typically available for smaller residential or retail projects.
Texas authorized C-PACE (Commercial PACE) financing, which allows commercial property owners to finance energy efficiency upgrades (HVAC, solar, LED lighting, building envelope, EV charging) through a special assessment on the property — not a loan on the borrower. The assessment repays over 5–30 years as part of the property tax bill.
Why it matters for CRE investors: Upgrade an aging HVAC system, add solar, or improve insulation with no upfront cash. The savings on operating costs often exceed the PACE payment — making it cash-flow positive from day one. Increases NOI and therefore property value.
Texas PACE is available in: All counties that have adopted a PACE program (most major TX metros participate). Check the Texas PACE Authority (texaspacenow.com) for eligible counties.
The Federal Historic Tax Credit provides a 20% tax credit on Qualified Rehabilitation Expenditures (QREs) for certified historic structures. Texas also offers a 25% state HTC. These credits can be stacked — a $2M rehab on a qualifying building could generate $450K+ in combined federal and state credits.
Qualifying requirements: Building must be listed on or eligible for the National Register of Historic Places; rehabilitation must meet the Secretary of Interior's Standards for Rehabilitation; construction must be substantial (QREs > 100% of adjusted basis or $5,000+).
Opportunity in Texas: Texas has significant historic building stock in downtown cores — San Antonio, Galveston, downtown Dallas and Houston, Waco, and El Paso all have active Historic Districts with eligible buildings trading at attractive prices precisely because of the rehab requirements that deter conventional buyers.
628 designated OZ census tracts across Texas — here are key areas where investors are actively deploying capital:
We've structured commercial loans alongside Opportunity Zone investments, PACE financing, and Historic Tax Credit deals. Submit your project — we'll structure the debt layer around your incentive stack.
Discuss Your Deal →This is general educational information — not tax or investment advice. Consult a qualified CPA, tax attorney, and OZ advisor before structuring any tax-incentive investment.
Parking facilities are one of the most underrated income-producing assets in commercial real estate — low maintenance, no tenants to manage, recession-resistant demand, and scalable revenue through dynamic pricing. Texas cities are adding density faster than parking infrastructure, making urban parking a genuine supply-constrained asset. Here's how lenders approach the financing.
Multi-level concrete structure in urban core or mixed-use development. May be standalone or attached to office/retail. Monthly contract parkers provide stable base revenue; transient adds premium. DFW and Houston CBDs have strong demand from office-adjacent daytime parkers.
At-grade paved lot, often in downtown or near stadium/arena/hospital. Low operating cost = high margin. Best-in-class underwriting is the land value — surface lots often have redevelopment upside that protects lender collateral even if parking income declines.
Parking facilities serving hospitals or medical office campuses. Captive demand from patients, staff, and visitors. Often leased to the hospital system on a long-term agreement — effectively NNN with institutional credit backing. Strongest underwriting profile in the parking category.
Surface or structured lots serving sports venues and entertainment districts. Revenue peaks on event days — underwriters use blended transient/event revenue with conservative non-event base. Houston, Dallas, and San Antonio stadiums generate strong event parking economics.
Automated parking systems (APS) or facilities using dynamic pricing software. Higher construction cost but more spaces per SF, lower labor, and data-driven yield optimization. Growing in Austin and DFW where land cost makes dense parking economics compelling.
Parking facilities serving residential or mixed-use condo developments. Underwritten on HOA assessments and parking lease revenue from residents. Less common as a standalone financing target but appears in mixed-use construction and condo conversion deals.
Monthly reserved or unreserved passes — typically $80–250/month in Texas CBDs. Stable, predictable income. Lenders weight this heavily as recurring revenue. A 500-space garage with 300 monthly contracts = $24,000–$75,000/month baseline.
Pay-per-use daily parkers. Highest yield per space but most variable. Dynamic pricing software (ParkHub, SpotHero, Smarking) can double transient revenue vs flat-rate pricing. Lenders apply a conservative haircut to transient projections.
Event-day surcharge pricing for stadium, arena, or convention center adjacent facilities. $30–80/space on event days, 15–40 events/year for major venues. Lenders treat event revenue as upside above stabilized NOI, not as base income.
Third-party valet operators lease space from the facility owner and handle operations. Simpler for the owner — fixed lease income with no operational involvement. Common near restaurants, hotels, and hospitals.
Level 2 and DC fast chargers installed in parking facilities generate incremental revenue ($5–15/session) and differentiate the facility for monthly contract renewal. Growing driver: corporate tenants requiring EV-ready parking.
Digital billboard or static signage on the exterior of structured garages in high-traffic locations. Revenue of $2,000–$15,000/month depending on location. Lenders typically exclude from base NOI but note as upside.
Structured garages, surface lots, hospital-adjacent facilities, and event parking in DFW, Houston, San Antonio, and Austin — we've financed them all. Send us your T-12 revenue breakdown, space count, and deal terms and we'll deliver a term sheet within 24 hours.
Submit Your Parking Deal →Pet boarding, doggy daycare, and grooming facilities are a fast-growing commercial category riding rising pet ownership and spending — but the specialized buildout (kennels, play yards, ventilation, sound mitigation) and licensing requirements make most banks treat it as a generic, hard-to-value special-purpose property. We finance against real occupancy, membership, and revenue data.
Pet care real estate requires a buildout most conventional lenders don't know how to value — indoor/outdoor play yards, climate-controlled kennel runs, sound and odor mitigation, and sometimes on-site grooming or veterinary space. That specialized investment doesn't translate cleanly to a generic retail or industrial appraisal, and lenders unfamiliar with the pet-care industry's strong growth trend often decline these deals on asset-class policy rather than evaluating the specific facility's numbers.
Purchase or refinance of overnight pet boarding facilities with existing occupancy history
Acquisition or refinance of daytime dog daycare and play facilities
Facilities combining boarding, daycare, grooming, and training under one roof
Capital to expand capacity, add climate control, or upgrade play/kennel areas
Whether you're buying an established boarding or daycare facility, building out a new location to capture growing local pet-care demand, or refinancing to fund expansion, we structure financing against the real occupancy and revenue numbers — not a generic special-purpose-property rate that ignores how well this specific industry is actually performing.
Send us the facility type, occupancy, and revenue history. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Pet Care Facility Loan Request →Pickleball is the fastest-growing sport in the country, and Texas operators are racing to convert warehouses, former retail boxes, and vacant big-box space into dedicated indoor pickleball facilities. Most lenders haven't caught up to the asset class yet — we underwrite against real membership, court utilization, and league revenue, not a generic "new concept" decline.
Indoor pickleball facilities are typically conversions of existing large-footprint buildings — vacant big-box retail, warehouse space, or former racquet/tennis clubs — into multi-court venues with membership, league play, and open-play revenue models. Because the category is so new, most conventional lenders default to treating it as an unproven concept regardless of how strong the specific facility's actual membership and utilization numbers are, especially once it has an operating track record.
Financing to convert vacant retail or warehouse space into multi-court pickleball facilities
Converting existing tennis/racquetball clubs to add or replace courts with pickleball
Purchase or refinance of an established, operating pickleball facility
Portfolio financing for operators expanding to additional Texas metros
Whether you're converting a vacant big-box building into a new facility, acquiring an established operator's location, or expanding to a second or third Texas market, we structure financing around the real membership and utilization numbers — not a blanket new-concept discount that ignores how fast this category is actually growing.
Send us the property, membership, and utilization data. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Pickleball Facility Loan Request →Most deals close in 7–21 days. Here's exactly what happens from application to funding.
Most of our borrowers complete steps 1–2 in under 30 minutes. Get your soft quote today — no credit check, no commitment.
Start Step 1 Now — Free QuoteAustin's "Live Music Capital" identity, plus growing production scenes in Houston, Dallas, and San Antonio, means real, sustained demand for professional recording studio real estate. Acoustic treatment, isolation booths, and specialized electrical infrastructure make these buildouts hard for conventional lenders to value — we underwrite against real booking revenue and industry relationships.
A professional recording studio requires acoustic isolation, soundproofing, and dedicated electrical infrastructure that represents significant sunk investment with limited alternate-use value — exactly the kind of specialized buildout conventional lenders discount heavily or decline outright. But studio real estate in an established music market can carry real, durable value from booking revenue, artist relationships, and increasingly, revenue diversification into podcast production, voiceover work, and content creation that's grown alongside traditional music recording.
Acquisition or refinance of established recording studio real estate
Capital for isolation booths, control rooms, and specialized acoustic construction
Financing to add additional studio rooms or diversify into podcast/content production
Financing for combined rehearsal space, studios, and production facilities
Whether you're buying an established studio, building out new acoustic space, or expanding into podcast and content production to diversify revenue, we structure financing around the real booking and revenue numbers — not a generic special-purpose-property discount that ignores Texas's genuinely strong music and production industry.
Send us the facility, booking history, and revenue mix. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Studio Loan Request →Texas retail is performing — vacancy rates are tightening across all major metros as e-commerce displacement has largely played out. But retail underwriting is more granular than multifamily. Here's what drives approval and pricing on strip centers, inline retail, and anchored shopping centers.
5–20 tenants, unanchored or locally anchored. Grocery-adjacent or service-oriented. Most common retail loan type in Texas suburban markets.
National or regional anchor (grocery, pharmacy, dollar store) with inline tenants. Anchor credit dramatically impacts pricing — shadow-anchored works too.
Corporate or franchisee lease with absolute NNN terms. Underwritten primarily on tenant credit and lease term remaining, not property cash flow.
Drive-through or dine-in pad sites. Corporate leases price like NNN retail. Franchisee-leased pads require more cash flow analysis — franchise success rate matters.
Retail on ground floor, residential or office above. Underwritten as mixed-use — retail portion analyzed separately; lender looks at blended DSCR across all uses.
Partially vacant strip at below-market rent. Bridge loan funds acquisition and lease-up period; permanent loan placed once stabilized at target occupancy (90%+).
| Anchor Type | Impact on Rate | Impact on LTV | Examples |
|---|---|---|---|
| Investment-Grade National Tier 1 | Best pricing | Up to 75% LTV | Kroger, CVS, Walgreens, Dollar General, Starbucks (corp lease) |
| Regional Grocery / Big-Box Tier 2 | Standard pricing | 70–72% LTV | H-E-B (private, but dominant TX brand), Sprouts, Ross, TJ Maxx |
| Franchisee / Local Anchor Tier 3 | Underwrite cash flow | 65–68% LTV | Regional franchise groups, local gym/grocery, specialty chains |
Enter your property figures to estimate net operating income and DSCR coverage.
Strip center, anchored center, NNN pad, or value-add repositioning — we've closed them all across Texas. Submit your property details and get a term sheet within 24 hours. No obligation, no upfront fees.
Submit Your Deal →RV parks and campgrounds were the breakout commercial real estate story of the 2020s — occupancy surged as Americans discovered outdoor travel, land values appreciated alongside rising site rates, and institutional buyers (Blackstone, Sun Communities, Equity LifeStyle) entered the market at scale. Texas, with Hill Country, Gulf Coast, and Big Bend drawing millions of visitors, is one of the top RV park markets in the country. Here's how the financing works.
Full-amenity resort with pools, clubhouse, activity programming, and pull-through/back-in sites with full hookups (50-amp, water, sewer). Premium nightly rates $60–120. Monthly site rentals add predictable base revenue. Fredericksburg, Wimberley, and New Braunfels are top TX destinations.
Long-term monthly tenants — snowbirds, traveling workers, and semi-permanent residents. More predictable income than transient parks. Texas has substantial demand from oilfield workers, traveling nurses, and retirees seeking affordable housing. Operates like a mobile home park with RV pads.
Overnight stop along I-10, I-35, or US 290 — travelers stopping for 1–3 nights. Lower amenities, lower rates ($35–65/night), simpler operations. Strong location (near attractions or on major corridor) drives consistent occupancy. Value-add potential through adding amenities and premium sites.
Safari tents, geodome cabins, tiny homes, and upscale yurts. AirDNA-eligible revenue, premium nightly rates ($150–500). Fastest-growing outdoor hospitality segment. Lenders underwrite on actual T-12 revenue — well-established glamping operations now command favorable terms from specialty lenders.
RV parks frequently add RV/boat storage as complementary income — $75–200/month per stored unit. Diversifies revenue beyond site fees. Lenders view storage as positive — it's the same land, incremental revenue, and very low CapEx addition that improves DSCR and lowers risk.
Older TX campgrounds with low site rates, minimal amenities, and below-market occupancy. Buy at 6–8× NOI, invest in site improvements and amenity upgrades, push rates to market, and capture the occupancy upside. Bridge financing during repositioning, then perm at stabilization.
Highest nightly rates in TX ($80–150+). Wine tourism, Guadalupe River tubing, and scenic drives drive year-round demand. Fredericksburg occupancy 85%+ peak season. Trophy market for RV investors.
Snowbird season November–March fills parks to capacity. Summer beach traffic adds second peak. South Padre RV rates reaching $100+/night in peak. Coastal surge protection is the main underwriting concern.
Destination travelers — Airbnb and RV parks both benefit from Big Bend National Park proximity. Marfa's art scene drives premium glamping demand. Remote location limits supply — occupancy is exceptional for parks that are well-operated.
Weekend getaway market for major metro populations. Lake properties command waterfront premiums. Consistent demand from DFW (7.8M people) and Houston (7.3M people) within 1–2 hour drive radius.
Fishing destination with legendary bass lakes. Seasonal peaks around fishing tournaments. Lower land cost = better acquisition economics. Lenders favorable on well-established fishing-destination campgrounds with stable T-12.
Transient traffic parks serving I-10 and I-35 through-travelers. Lower nightly rates ($35–65) but consistent year-round occupancy. Simpler operations, lower management intensity, predictable revenue base.
Hill Country resorts, Gulf Coast snowbird parks, lakefront campgrounds, and highway transient stops — we've financed RV parks across every Texas market. SBA 7(a) at 10% down for owner-operators, conventional at 55–65% LTV, and bridge for value-add acquisitions. Send us your T-12, site count, and deal terms for a 24-hour term sheet.
Submit Your RV Park Deal →Both SBA programs fund owner-occupied commercial real estate — but they work completely differently. Here's the breakdown of each program, who qualifies, and when to use one vs. the other.
SBA 504 is unique — it's not one loan, it's three pieces that close simultaneously. Understanding the structure explains why rates are so attractive:
The SBA CDC (Certified Development Company) portion carries a fixed rate tied to US Treasury bonds — which is why SBA 504 often has the lowest fixed rate available for commercial real estate, frequently below conventional commercial loan rates. The trade-off: longer processing time, owner-occupancy requirement, and a 10-year prepayment penalty on the SBA portion.
We originate SBA 504 and 7(a) loans in Texas — and if you don't qualify for SBA, we have bridge, hard money, and conventional commercial options. Submit your deal and we'll tell you which program fits in 24 hours.
Get Your SBA Quote →The SBA 7(a) is the most flexible government-backed business loan in existence — it can fund real estate, equipment, working capital, business acquisitions, and refinancing all under one loan. Texas small business owners use it to buy commercial property at 10–15% down, purchase an existing business, or recapitalize after a tough year. Here's everything you need to know.
Buy the building your business operates from. Must occupy 51%+. At 10% down on a $2M building, you're in for $200K vs $400–500K conventional. Term: 25 years.
Buy an existing business with proven cash flow. SBA funds up to $5M. Typical structure: 10–15% equity injection from buyer, 85–90% SBA. Seller note can count as injection.
Buy real estate AND finance new equipment AND inject working capital in one SBA 7(a). Single closing, single payment. Common for restaurants, medical practices, manufacturers.
SBA is the primary funding source for franchise buyers. If the franchise is on the SBA Franchise Registry, approval is streamlined. Covers FF&E, working capital, and real estate if applicable.
Refinance high-rate merchant cash advances, equipment loans, or business lines of credit into a lower-rate SBA 7(a). Extends term, cuts monthly payments. Must show business benefit.
Build the facility your business needs from scratch. SBA funds construction, then converts to permanent at CO. Longer approval timeline but same 10% down minimum for owner-occupied.
Lender reviews business financials, credit, and deal structure. Preliminary indication of eligibility before formal application.
Borrower submits full doc package — 3 years business + personal tax returns, YTD P&L, business plan (if startup), SBA forms.
Lender underwrites to SBA standards. PLP lenders (Preferred Lender Program) approve in-house — no SBA submission required. Non-PLP submit to SBA.
Loan commitment issued. Title work, appraisal, environmental (if real estate). SBA closing docs prepared. Down payment confirmed.
Sign loan docs, pay down payment and closing costs, loan funds. Guarantee fee financed into loan (does not come from pocket).
We're SBA Preferred Lenders — which means we approve SBA loans in-house, cutting 4–6 weeks off the timeline. Real estate purchase, business acquisition, equipment + working capital, or refinance — we've structured all of it for Texas business owners. Send us your last 3 years of tax returns and a description of your deal and we'll have a pre-qualification within 48 hours.
Start Your SBA 7(a) Application →Self-storage has consistently outperformed other commercial real estate categories through economic downturns — people need storage when they're moving, downsizing, going through a divorce, or storing business inventory. Texas's population boom has driven storage demand across every major metro, and cap rates remain attractive relative to multifamily and retail. Here's how to finance a storage facility in Texas.
Storage demand historically increases during recessions — people downsize homes and store excess belongings. Occupancy barely dipped during COVID; most Texas facilities hit 90%+ during 2020–2022.
Self-storage has the lowest operating expense ratio of any commercial property type — typically 35–45% vs. 50–55% for multifamily. No kitchens, no plumbing in units, minimal maintenance per square foot.
Unlike office or retail with locked-in long-term leases, storage leases are month-to-month — letting operators push rents to market quickly as demand increases. Texas facilities have raised rates 20–35% since 2020.
Storage buildings are among the least expensive commercial structures per square foot to build — simple metal construction, minimal interior finish, no tenant improvement allowances. New development pencils at lower rents than multifamily.
Texas is the #2 state for self-storage demand. Population growth, military relocations (Fort Cavazos, Fort Bliss, Joint Base San Antonio), and DFW/Houston's role as moving hubs drive consistent occupancy across all submarkets.
Texas storage trades at 6.0–8.5% cap rates — higher than multifamily (4.5–6.0%) and most retail. For yield-oriented investors, storage provides better cash-on-cash returns with lower management intensity.
| Facility Type | LTV | Rate | DSCR Min | Notes |
|---|---|---|---|---|
| Stabilized Non-Climate (80%+ occ) | 65–68% | 7.25–8.25% | 1.25× | Most common TX facility type. Clean underwrite if occupancy history is documented. |
| Climate-Controlled (urban/suburban) | 65–70% | 7.00–8.00% | 1.25× | Higher rents per SF support better coverage. Favored in Houston, DFW, Austin urban corridors. |
| Value-Add (below 70% occupancy) | 55–62% | 9–12% (bridge) | N/A | Bridge loan to stabilization. Must show clear lease-up path and realistic market demand. |
| New Construction / Ground-Up | 60–65% of cost | 10–13% (construction) | Stabilized proforma | Construction loan with conversion to perm at CO + stabilization (90%+ occupancy). |
| RV & Boat Storage | 55–62% | 8.5–11% | 1.30× | Strong Texas coastal and lake market demand. Outdoor, covered, and enclosed configurations. |
| Mixed (Storage + Retail/Office) | 60–65% | 8.0–10% | 1.30× | Underwritten on blended NOI. Retail component adds complexity but can improve overall coverage. |
The most profitable storage deals in Texas are value-add acquisitions — buying an underperforming facility below replacement cost and driving it to stabilization. Here's the standard playbook:
We've financed stabilized storage, value-add turnarounds, new construction, and RV/boat facilities across Texas. Send us your trailing P&L, occupancy history, and acquisition price, and we'll have a term sheet within 24 hours. Bridge loans and permanent financing both available.
Submit Your Storage Deal →Skilled nursing and memory care are a different asset class from standard assisted living — higher acuity care, heavier state and Medicare/Medicaid licensing requirements, and specialized staffing ratios that most commercial lenders don't have the underwriting depth to evaluate. We finance these facilities against real census, payor mix, and survey history, not a generic senior-housing template.
Texas's senior population is one of the fastest-growing in the country, and skilled nursing/memory care demand is growing with it — but financing hasn't kept pace, because most conventional lenders won't underwrite licensed healthcare real estate at all. Skilled nursing facilities carry Medicare/Medicaid certification, state survey compliance, and clinical staffing requirements that a standard commercial real estate underwriter isn't equipped to evaluate, so qualified operators with strong census and clean survey histories still get declined on asset-class policy alone.
Purchase or refinance of licensed SNF real estate with Medicare/Medicaid certification
Acquisition or refinance of dedicated memory care facilities and secured Alzheimer's/dementia units
Financing for a new operator taking over an existing licensed facility
Capital for facility upgrades needed to meet current survey/licensing standards
Whether you're an experienced operator acquiring an additional facility, a management group taking over an underperforming property, or an existing owner refinancing to fund capital improvements, we structure financing against the facility's real census, payor mix, and compliance standing — not a blanket healthcare-real-estate rejection that ignores how the specific facility is actually run.
Send us the license type, census, and payor mix. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Healthcare Facility Loan Request →Texas leads the nation in utility-scale solar buildout, and rural landowners entering long-term solar or wind ground leases increasingly need financing against that lease income — for land acquisition, development-stage capital, or cashing out equity once a lease is signed. We underwrite against the real lease terms and land value, an asset class most banks still don't know how to price.
West and Central Texas ranchland sits at the center of the state's solar and wind buildout, and landowners signing long-term ground leases with developers often want to leverage that new, stable lease income — to buy adjacent acreage, refinance existing debt, or pull cash out for other investment. Conventional agricultural lenders typically don't know how to underwrite a solar/wind ground lease as income, and specialty renewable-energy lenders often only serve the utility-scale developers themselves, not the landowners. We fill that gap.
Cash-out or rate/term refinance against land under an active solar or wind lease
Purchase financing for acreage with an existing or pending renewable energy lease
Financing for landowner-developed community solar installations
Short-term capital while a lease is finalized or interconnection is pending
Whether you're a landowner who just signed a solar or wind lease and want to unlock that income now, or an investor acquiring land already under a long-term renewable lease, we structure financing around the real lease economics — not a generic raw-land loan that ignores the durable, contracted income sitting on top of the property.
Send us the lease terms, acreage, and developer. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your Renewable Land Loan Request →Texas is home to some of the fastest-growing university enrollments in the country. Purpose-built student housing and off-campus rental portfolios near these campuses produce some of the most durable, recession-resistant multifamily cash flow available — if the deal is underwritten correctly.
Student housing underwrites differently than conventional multifamily, and lenders who don't understand the sector routinely misprice it — either too conservatively (missing good deals) or too aggressively (getting burned by lease-up risk they didn't see coming). We underwrite student housing on its own terms: by-the-bed leasing structure, parental guarantees, academic calendar-driven turnover, and proximity-to-campus premium.
The strongest Texas student housing deals share a common thread — walking distance or a short shuttle ride to campus, individual lease liability per bedroom rather than one joint lease per unit, and a pre-leasing track record that shows the property fills up well before the fall semester starts. Properties with all of these characteristics can command occupancy and rent premiums that rival or exceed standard workforce multifamily in the same submarket.
For stabilized, cash-flowing student housing with two-plus years of consistent pre-leasing history, we underwrite standard DSCR-style permanent financing at competitive multifamily terms. For acquisitions of underperforming or dated student housing with a renovation and repositioning plan — think unit interior upgrades, amenity additions, or converting from joint leases to by-the-bed leases — we structure bridge financing sized to the business plan, with a clear refinance exit once the property re-stabilizes at higher rents.
Whether you're acquiring a stabilized off-campus community, repositioning a dated property near a Texas campus, or building new purpose-built student housing, send us your rent roll, pre-leasing data, and proximity to campus. We'll tell you exactly what it qualifies for.
Acquisition, refinance, or value-add reposition — we underwrite student housing on its own terms.
Submit Your Deal →Ambulatory surgery centers carry a fundamentally different real estate profile than a standard medical office — specialized surgical suites, sterile processing, backup power and medical gas systems, and heavier licensing requirements. We finance ASC real estate against real physician-owner utilization and payor mix, underwriting built for this specific healthcare asset class.
ASCs perform outpatient surgical procedures — orthopedic, ophthalmologic, GI, pain management, and more — in a lower-cost setting than a hospital, and Texas's ASC sector has grown steadily as more procedures shift outpatient. But the real estate requires specialized buildout (operating suites, sterile processing, medical gas, backup power) and carries state licensing plus often Medicare certification requirements that most conventional commercial lenders don't have the healthcare-specific underwriting depth to evaluate properly.
Purchase or refinance of real estate for physician-owned surgery centers
Capital for operating suite construction, sterile processing, and medical gas systems
Financing to add operating rooms or expand into additional surgical specialties
Cash-out or rate/term refinance for stabilized, operating ASCs
Whether you're a physician group acquiring or building a new surgery center, expanding an existing facility's operating room count, or refinancing to recapitalize the practice, we structure financing against the real case volume and payor economics — not a generic medical-office rate that misses what actually drives ASC value.
Send us the facility, licensing status, and case volume history. We'll tell you what it qualifies for — usually within 48 hours.
Submit Your ASC Loan Request →I've been in Texas commercial lending since the early 1990s — through the S&L crisis, the dot-com bust, 2008, COVID, and the rate spike of 2022–2023. I've seen every market cycle, and I've funded deals that banks walked away from in every single one of them.
What frustrated me about working inside large institutions was the bureaucracy. A small business owner with a great deal and real equity would get declined because of a DTI ratio calculated off a W-2 they didn't have. A real estate investor with 15 profitable rentals couldn't get loan #16 because of Fannie Mae's arbitrary 10-property cap.
I started Commercial Loans of Texas to be the lender I wished existed when I was a borrower. No committee. No 60-day wait for a "no." No junior underwriters who've never seen a real property. Just a direct decision from someone who's been doing this for three decades.
We focus exclusively on Texas because I know this market. I know what DFW cap rates look like in a correction. I know which Houston submarkets hold value. I know the Texas foreclosure process cold. That local knowledge is what lets me say yes faster and with more confidence than any out-of-state lender can.
"The most important thing in commercial lending isn't the borrower's credit score — it's the deal. A great property with strong equity and a clear exit strategy is fundable. I've said yes to borrowers with 580 credit scores on deals banks wouldn't touch, and I've said no to borrowers with 780 scores on deals that didn't make sense. The property is the collateral. That's what I underwrite."
Submit your deal and Daniel personally reviews every application that comes through. No junior staff, no auto-denials. A real human decision from someone who knows Texas commercial real estate.
Submit Your Deal →Texas is the most trucked state in America — more than 1.2 million commercial trucks registered, three of the top-10 busiest freight corridors in the US, and the highest diesel fuel volume in the nation. Truck stops and travel plazas along I-10, I-35, I-20, I-40, and I-45 are high-revenue, defensively positioned assets. Here's how the financing works for independent operators and branded plaza buyers.
High volume, thin margin — typically $0.04–0.08/gallon net on diesel. A busy Texas truck stop moves 50,000–150,000 gallons/month. Lenders confirm volume via DEQ fuel reports and supplier invoices, not just owner-stated numbers.
Convenience store, branded fast food (Subway, Pizza Hut, Wendy's), and truck driver staples. Gross margins 30–45%. Branded food concepts add $500K–$1.5M to annual revenue at full-service travel plazas. Lenders weight this heavily — it's where the real money is.
Overnight truck parking — $10–25/space/night. A 100-space lot at 75% occupancy generates $27,000–$68,000/month. Some locations charge $30–50 for premium spots with electricity hookup. Scalable with minimal capital.
Truckers pay $12–18/shower; laundry $5–8/load. A busy stop with 30 shower bays runs 150–400 showers/day. TravelCenters of America reports showers as one of the highest-margin services. Recurring loyalty from CDL regulars on set routes.
On-site truck repair, oil change, and tire service — either operated directly or leased to a third party (Love's, Speedco, TA Truck Service). Third-party lease = stable rent without operational involvement. Direct operation = higher revenue but more management intensity.
Certified truck scales ($0.10–0.25/weigh) and DOT-required pre-trip inspection services. Low revenue individually but drives traffic — truckers who stop to weigh buy fuel. Scale certification by NIST adds credibility and regulatory compliance.
The single busiest freight corridor in North America — NAFTA traffic from Mexico to US interior. Laredo is the #1 US–Mexico land port of entry by value. Truck stops from Laredo to San Antonio to Austin to DFW are among the highest-volume in the country. Fuel volumes run 2–3× national average at well-positioned stops.
Cross-country transcontinental freight from West Coast to Gulf Coast and Southeast. El Paso's international crossing + Houston's port generate massive eastbound/westbound truck flow. Truck stops in Kerrville, Junction, Ozona, and Pecos serve captive markets with no competition for miles — pricing power is exceptional.
Energy sector support traffic — oilfield equipment, chemical tankers, and pipe haul between Permian Basin and DFW. Volume surges with energy sector activity. Odessa and Midland area stops serve round-the-clock oilfield contractor traffic, not just through-traffic.
Petrochemical tanker traffic from Bayport and Texas City refineries north to DFW and beyond. Houston metro truck traffic alone ranks top-3 nationally. Truck stops in Huntsville, Corsicana, and Ennis serve consistent I-45 through-traffic with limited new competition.
Independent truck stops, branded travel plazas, fuel-only highway stations, and full-service travel centers — we've financed all formats across Texas's major freight corridors. SBA 7(a) at 10% down for owner-operators, conventional at 50–60% LTV, and bridge financing for value-add acquisitions. Environmental is not a deal-killer if managed correctly. Bring your T-12 and fuel volume reports and we'll have a term sheet in 24 hours.
Submit Your Truck Stop Deal →Banks and lenders don't use Zillow. Understanding how commercial appraisers value property tells you what your lender will lend against — and why two nearly identical deals can appraise very differently.
The income approach converts a property's net operating income (NOI) into a value estimate using a capitalization rate. It's the primary valuation method for any property that produces rental income: multifamily, retail, office, industrial, mixed-use. Lenders weight this approach most heavily for commercial loans.
Two versions of the income approach:
Direct Capitalization: Divides stabilized NOI by a market cap rate. Best for stable, fully-leased properties with predictable income. Quick and clean — one year of stabilized income, one market rate.
Discounted Cash Flow (DCF): Projects income and expenses over a 5–10 year hold period, adds terminal value (projected sale), and discounts back to present value at an assumed discount rate. Used for value-add properties, lease-up deals, or assets with below-market leases burning off.
The sales comparison approach looks at recent sales of similar properties and adjusts for differences — location, size, age, condition, amenities, lease structure — to arrive at a per-square-foot or per-unit value. Straightforward when comps are abundant; challenging in thin markets.
For commercial properties, the appraiser adjusts on a price-per-SF basis (office, retail, industrial) or price-per-unit basis (multifamily). Each adjustment is documented with market-supported data — not guesses.
The cost approach estimates what it would cost to rebuild the improvements from scratch at today's costs, then deducts physical depreciation, functional obsolescence, and external obsolescence, then adds the land value separately. The logic: a buyer wouldn't pay more for an existing building than it costs to build an equivalent new one.
In commercial real estate, the cost approach carries the least weight for income-producing properties — because market value (what someone pays for the income) can be very different from replacement cost. The cost approach is most relevant for new construction, special-use properties, and insurance valuations.
The final appraised value is a "reconciliation" — the appraiser's weighted judgment of which method best reflects market behavior for that property type. Lenders use the lower of appraised value or purchase price as the basis for loan LTV calculations.
| Property Type | Primary Method | Secondary Check | Weight |
|---|---|---|---|
| Apartment Buildings | Income (Direct Cap) | Sales Comparison | Income 70% / Sales 30% |
| Retail / Strip Center | Income | Sales Comparison | Income 65% / Sales 35% |
| Industrial / Warehouse | Sales Comparison | Income | Sales 60% / Income 40% |
| New Construction | Cost Approach | Income (at stabilization) | Cost primary |
| Vacant Land | Sales Comparison | None (no income) | Sales 100% |
| Special Use (church, school) | Cost Approach | Sales (limited comps) | Cost primary |
We order third-party appraisals on every deal. If you want to discuss how we'll likely value your specific property before you apply, call Daniel directly. 24-hour term sheets, Texas only.
Get a Value Discussion →U.S. pet spending has grown almost every year for two decades, and veterinary practices post some of the highest owner margins and lowest default rates of any small-business real estate category. We finance the clinic building and, where needed, the practice acquisition alongside it.
Veterinary real estate is a specialty niche precisely because the buildings themselves aren't generic — a functioning animal hospital needs surgical suites, imaging rooms, kennel and recovery space, and specific plumbing and ventilation that a standard medical office build-out doesn't have. That specialization makes conventional bank lenders nervous about resale value if a loan ever needed to be foreclosed, even though veterinary practices default at some of the lowest rates in commercial lending. We underwrite the real estate on its own merits — location, buildout quality, and alternate-use flexibility — rather than assuming a niche property can't be financed conventionally.
Most of our veterinary deals fall into three buckets: an established DVM buying the building their practice already operates out of (converting from a lease to ownership), a veterinarian acquiring an existing practice and its real estate together, or an owner-operator adding a second location. Each has a different risk profile, and we structure financing accordingly rather than forcing every deal through the same box.
Practice revenue and EBITDA if the purchase includes the business, trailing client volume and average transaction value, whether the building has purpose-built surgical and imaging infrastructure already in place (a major cost avoidance versus building it out), local competition density, and — for practice acquisitions — whether the selling veterinarian is staying on for a transition period, which materially reduces client-retention risk.
When a deal combines the real estate purchase with a practice acquisition, we structure it as a single closing with the real estate loan sized against the property and a separate practice-acquisition component sized against cash flow and goodwill — giving buyers one process instead of coordinating two lenders on two timelines.
Send us the property details and practice financials if applicable. We'll tell you what it qualifies for, usually within 48 hours.
Submit Your Veterinary Deal →