★★★★★ 4.8 Google Reviews   |   ✓ Direct Lender Since 1998   |   ✓ No Upfront Fees   |   ✓ 48-Hour Approvals   |   ✓ All Credit Welcome

No credit pull · no sales pitch · your choice

Do the whole thing online, or talk to a person. Whichever you prefer.

Keep it online →
Send us the deal, get terms back in writing. We never pull your credit to quote — no inquiry, no score impact. Tick “email only” and we will not call you either. Nothing to lose by asking.
✆ Talk to a person →
877-895-3634 — a lender, not a call centre. Ask a question without filling anything in. Mon–Thu 9–5 · Fri 9–12 CT.

Light Industrial, Logistics & Flex Loans in Texas

These are the buildings where the specification is the story: how much power comes to the slab, how close the site sits to the population it serves, whether a truck can turn, and how easily the next tenant could use what the current one built.

What this page covers

  • Last-Mile Logistics Loans
  • Light Manufacturing Facility Financing
  • Hangar & FBO Property Financing
  • Indoor Agriculture & Controlled Environment Ag Financing
  • Co-Working & Flex Office Space Loans

What these files have in common

Across all of them the lender’s question is the same — strip out this occupier and what is left? A building with ordinary power, ordinary access and ordinary ceiling height re-lets. A purpose-built one does not.

Our minimum loan is $200,000. We are a direct commercial lender working across the 43 states we serve, in business since 1998. Rates are quoted on the file rather than published — call and we will price the deal in front of us.

Industrial & warehouse · Multi-tenant office · Adaptive reuse · Commercial lending · All property types

Get a written quote

Service Areas: Houston | Dallas | Austin | San Antonio | Fort Worth | Near Me TX Construction Rates
Common Questions: Credit Score Required | How Long to Close | Hard Money vs DSCR | Bad Credit OK | DSCR Requirements | No Income Verification | Minimum Down Payment | Documents Required
✆ Call 877-895-3634 📄 Free Quote
Aviation Hangar & FBO Financing

Hangar & FBO Property Financing:
Underwriting a Niche Aviation Asset

Texas has one of the largest general aviation footprints in the country — dozens of reliever and regional airports around Houston, Dallas-Fort Worth, Austin, and San Antonio, plus a deep base of corporate flight departments, charter operators, and maintenance shops. Hangar and FBO (fixed-base operator) real estate is financeable, but it needs a lender who understands ground leases, airport authority approvals, and a genuinely limited buyer pool.

Ground Lease
Common Ownership Structure at Public Airports
Airport Approval
Sponsor / Authority Consent Usually Required
55-70%
Typical Max LTV, Specialized-Use Discount
Varies
By Field, Tenant Base & Lease Term

Most hangar and FBO properties at public-use airports sit on land leased from the airport authority or municipal sponsor rather than land the borrower owns outright — the improvements (hangar, office, fuel farm) are owned by the operator, but the ground lease term, remaining years, and transferability all become core parts of the collateral analysis. A hangar with 40 years left on a ground lease underwrites very differently than one with 8.

What We Look At

Corporate & Executive Hangars

Owner-user or leased hangar space for flight departments and business aircraft

FBO Facilities

Fuel, ramp, and service operations at reliever and regional airports

T-Hangar & Shared Hangar Complexes

Multi-tenant hangar buildings leased to individual aircraft owners

MRO & Aircraft Maintenance Shops

Specialized shop space serving maintenance, repair, and overhaul tenants

Financeable Profile

Long remaining ground lease term (typically 20+ years) with clear transfer/assignment rights
Established field with active based-aircraft count and a real tenant/leasing history
Improvements in good condition with documented airport authority approvals on file
Borrower or tenant with an operating track record (charter, MRO, corporate flight dept.)

Needs Closer Underwriting

Short remaining ground lease term or unclear renewal/assignment language
Small or declining field with limited based-aircraft activity and thin comparable leasing data
Ground-up hangar construction with no pre-leased tenant or airport sponsor sign-off
Highly specialized improvements (fuel farm, wash rack) with limited reuse if the tenant vacates

Why the Ground Lease Drives the Deal

Because the land itself is rarely part of the collateral, the ground lease's remaining term, rent-reset mechanics, and transferability effectively stand in for the "land value" a conventional commercial loan would otherwise rely on. We underwrite the lease terms alongside the physical improvements and the field's own activity level before sizing financing on a hangar, T-hangar complex, or FBO facility.

Financing a Hangar or FBO Property?

Tell us about the field, the ground lease, and the tenant or operating profile. We'll structure financing around the real aviation-asset picture.

Submit Your Loan Request →
Co-Working & Flex Office Financing

Co-Working & Flex Office Space Loans:
Financing Texas Shared-Workspace Real Estate

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.

60-70%
Max LTV
Quoted on your deal
Rate Range
15-25 yr
Amortization
3-5 wks
Typical Close

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.

What We Finance

Owner-Operated Co-Working

Purchase or refinance of a building an operator both owns and runs as a flex-office business

Flex/Executive Suite Buildings

Financing for buildings leased to co-working/executive-suite operators as anchor tenants

Buildout & Expansion Capital

Capital to build out new locations or add capacity to an existing space

Strong Underwriting Profile

12-24 months of occupancy, membership, and revenue-per-desk history
Diversified membership base — no single member representing an outsized share of revenue
Stable or growing occupancy trend with reasonable member retention/renewal rates
Location in a strong commuter/business corridor with limited direct co-working competition
Experienced operator with a track record running similar flex-office space

Harder to Finance

Pre-launch buildouts with no membership or occupancy history
Declining occupancy or heavy reliance on short-term day-pass revenue only
Overbuilt submarkets with multiple competing co-working operators nearby
Single-member concentration risk — one large tenant driving most of the revenue

Purchase, Refinance, or Expansion Capital

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.

Financing a Texas Co-Working or Flex Office Property?

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 →
Indoor Agriculture & CEA Financing

Indoor Agriculture & Controlled Environment Ag Financing:
Underwriting a Building That's Really an Industrial Process

Controlled environment agriculture (CEA) — indoor vertical farms, commercial greenhouses, and hydroponic production facilities — sits at the intersection of real estate and industrial infrastructure. Texas's cheap land, strong grid access in many rural counties, and proximity to major metro produce markets have drawn real CEA development, but the collateral value lives as much in the mechanical systems as the building shell.

Building + Systems
Collateral Split Between Shell & Equipment
Offtake Contract
Often Central to the Underwriting Story
55-65%
Typical Max LTV, Specialized-Use Discount
Varies
By Crop, Technology & Operator Track Record

A conventional greenhouse structure with proven, widely-used growing technology and an established operator is a very different loan than a ground-up vertical farm running proprietary lighting and climate-control systems with no completed comparable facility to point to. We look hard at whether the specific technology, crop, and operator have a real operating history — because CEA has seen genuine successes and genuine high-profile failures, often on the exact same underlying real estate.

What We Look At

Commercial Greenhouse Facilities

Glass or poly-covered structures for produce, floriculture, or nursery production

Indoor Vertical Farms

Fully enclosed, multi-level facilities using artificial lighting and climate control

Hydroponic & Aquaponic Production

Soil-free growing systems, standalone or paired with aquaculture

CEA Building Conversions

Repositioning existing industrial or warehouse shells into controlled-environment production space

Financeable Profile

Established, proven growing technology with completed comparable facilities in operation
Operator with a real production track record or an experienced management team in place
Offtake agreements or established distribution relationships supporting projected revenue
Building shell and mechanical systems have reasonable value if repurposed to another CEA use

Needs Closer Underwriting

Unproven or proprietary technology with no completed, operating comparable facility
First-time operator with no production history in controlled-environment growing
No offtake agreements or distribution relationships — revenue projections resting on spot-market assumptions
Highly specialized mechanical systems with little resale or repurposing value if the operation fails

Why Operator History Matters as Much as the Building

Unlike a warehouse or office building, a CEA facility's income depends on a working biological production process inside it — lighting, climate, and irrigation systems have to actually perform, and the operator has to actually be able to sell what gets grown. We underwrite the real estate and the mechanical infrastructure the way we would any specialized industrial asset, but we weight operator and technology track record more heavily than on a standard commercial building.

Financing a Greenhouse or Indoor Ag Facility?

Tell us about the building, the growing technology, and the operator's track record. We'll structure financing around the real production picture.

Submit Your Loan Request →
Last-Mile Logistics & Fulfillment Center Financing

Last-Mile Logistics Loans:
Financing the Fulfillment Real Estate E-Commerce Runs On

Last-mile fulfillment and sortation facilities are a distinct property type from general bulk warehouse — smaller footprints, higher dock-door density per square foot, deep trailer/van staging courts, and infill locations close to population centers rather than cheap land on the outskirts. We finance the purchase, refinance, or build-to-suit of this real estate directly, without forcing it into a generic industrial box comp.

65-75%
Max LTV, Purchase
Quoted on your deal
Rate Range
20-25 yr
Amortization
3-4 wks
Typical Close

Demand for last-mile fulfillment space has outpaced bulk distribution space in most major Texas metros — carriers and e-commerce operators need infill locations within a short drive of the customers they're delivering to, and those sites are scarcer and more expensive per square foot than land 30 miles outside the loop. Lenders who only know how to underwrite a standard 32-foot-clear bulk warehouse often mis-value the higher dock-door ratio and site-circulation features that make a true last-mile facility work.

What We Finance

Infill Fulfillment Center

Purchase or refinance a last-mile facility close to metro population density

Sortation & Cross-Dock

High dock-door-count facilities built for rapid trailer turnover, not long-term storage

Build-to-Suit for a Named Carrier

Construction-to-permanent financing tied to a signed operator or carrier lease

Multi-Tenant Last-Mile Park

Smaller-bay industrial parks split across several delivery/fulfillment tenants

Strong Underwriting Profile

Infill or near-infill location with genuine last-mile delivery-radius advantage
Dock-door ratio and trailer staging court sized correctly for sortation/fulfillment use, not converted bulk space
Signed lease to a credit-quality carrier, 3PL, or e-commerce operator
Power infrastructure adequate for conveyor/automation systems if applicable
Site circulation supports simultaneous trailer and last-mile van traffic without conflict

Harder to Finance

Far-exurban site with no real last-mile delivery-time advantage over bulk warehouse space
Converted bulk-storage building retrofitted for fulfillment with inadequate dock-door count
Single-tenant lease to an unproven or thinly-capitalized delivery operator
Site circulation constrained — insufficient trailer court or conflicting traffic patterns
Power/utility capacity insufficient for planned automation or refrigeration build-out

Why This Isn't Generic Industrial Underwriting

A last-mile facility's value comes from its location and its ability to turn trailers and delivery vans quickly, not from raw square footage the way a bulk distribution center is valued. We underwrite the dock-door ratio, the site circulation, the delivery radius, and the tenant's actual operating model directly, which is why we can close a last-mile deal faster and more accurately than a lender defaulting to a one-size-fits-all industrial template.

Buying, Building, or Refinancing a Last-Mile Facility?

Send us the location, dock-door count, and current lease or purchase details. We'll tell you what it qualifies for — usually within 48 hours.

Submit Your Logistics Loan Request →
Light Manufacturing Financing

Light Manufacturing Facility Financing:
Capital for Texas Production & Assembly Space

Light manufacturing space isn't the same underwriting problem as a distribution warehouse — three-phase power upgrades, floor-load capacity for equipment, ventilation/dust collection systems, and specialized permitting all change the risk profile most generalist commercial lenders aren't set up to evaluate. We finance acquisition, buildout, and refinance of light manufacturing and assembly facilities across Texas.

Acquisition

Purchase an existing production facility or convert flex/industrial space

Buildout & Equipment Pad

Power, ventilation, and floor upgrades for new equipment installs

Cash-Out Refinance

Free up equity in owner-occupied manufacturing real estate

Sale-Leaseback

Convert owned facility equity to working capital while staying in place

Easier to Finance

Existing three-phase power service already at or near required capacity
Established operating history in the same or a comparable facility
Clean environmental history — no prior hazardous-use tenant on the site

Harder to Finance

Ground-up power/utility upgrade required with no interconnection timeline confirmed
First-time owner-operator with no manufacturing facility track record
Unresolved zoning for the specific manufacturing use (noise, emissions, hours)

Financing Structured Around the Facility, Not Just the Balance Sheet

We look at the real estate and infrastructure fundamentals — power capacity, floor load, zoning, and access — alongside the borrower's operating history, rather than requiring the multi-year audited financials a bank typically demands before touching a manufacturing credit. That makes us a fit for established operators expanding into a new facility and newer manufacturers who don't yet have three years of bank-ready statements.

Financing a Texas Manufacturing or Assembly Facility?

Send us the site, power/utility status, and intended use. We'll tell you what it qualifies for — usually within 48 hours.

Submit Your Manufacturing Facility Financing Request →
Commercial loans by city — all 199 locations →
📞 Free Quote — 877-TX-LENDING (877-895-3634)