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Loan Structures and the Capital Stack

Most deals that look unfundable at first are really a structure problem rather than a credit problem. The senior loan covers part of the cost; what fills the rest — mezzanine, preferred equity, seller paper, a sale-leaseback — decides whether the deal closes and what it costs.

What this page covers

  • Mezzanine & Gap Financing
  • Preferred Equity & JV Equity Financing
  • Note Purchase Financing
  • CMBS Loans Explained
  • Credit Tenant Lease Financing
  • Sale-Leaseback Financing
  • USDA Rural Development Financing
  • Self-Directed Solo 401(k) & IRA Loans
  • Yes — we lend to foreign nationals on Texas commercial property.
  • Real Estate + Equipment Financing

What these files have in common

These are tools, not products to shop. Which one fits depends on where the gap sits in the stack, how much control the sponsor will give up, and what the senior lender will permit in its loan documents. Bring the gap and we will tell you what fills it.

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.

Bridge loans · NNN & triple-net · SBA loans · Commercial lending · All property types

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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
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CMBS Loan Financing

CMBS Loans Explained:
Fixed-Rate Conduit Financing and Why the Prepayment Terms Are So Strict

A CMBS (Commercial Mortgage-Backed Securities) loan gets pooled with dozens of other commercial loans and sold to bond investors as a single security. That securitization structure is what makes CMBS rates competitive — and it's also why CMBS loans come with prepayment rules unlike almost any other commercial loan product.

5-10 yrs
Typical Fixed Term
25-30 yrs
Amortization
Non-Recourse*
*Standard Carve-Outs Apply
Defeasance
Or Yield Maintenance

Once a CMBS loan closes and gets pooled into a trust, your original lender is no longer the one you deal with — a master servicer (and, if the loan runs into trouble, a special servicer) administers it on behalf of the bondholders for the life of the loan. That's the trade-off behind the attractive fixed rate and non-recourse structure: the loan is underwritten to a rigid formula (DSCR, LTV, and debt yield all have to clear fixed thresholds), and once it's securitized there's very little flexibility to modify terms, because doing so would mean re-negotiating with bondholders you'll never meet, not a relationship lender who can use judgment.

Defeasance vs. Yield Maintenance

Most other commercial loans that penalize early payoff use yield maintenance — a formula that charges you the present-value difference between your note rate and current market rates on the remaining balance. CMBS loans typically go a step further and require defeasance instead: rather than just paying a fee, you use the payoff proceeds to buy a portfolio of government securities structured to replicate the loan's exact remaining payment schedule, and that securities portfolio — not your building — becomes the trust's new collateral. The property itself gets released free and clear, but defeasance is more expensive and far more operationally involved than a yield-maintenance payoff, often requiring a defeasance consultant and several weeks of lead time.

Why Borrowers Choose CMBS Anyway

For a stabilized, income-producing property that doesn't need flexibility for years, CMBS pricing is often the most competitive fixed-rate money available — better than a bank portfolio loan and comparable to agency financing without the property-type restrictions Fannie/Freddie multifamily programs carry. It's the right tool when you plan to hold through the full loan term (or refinance rather than sell early), and the wrong tool if there's real uncertainty about needing to sell or restructure before maturity.

Good CMBS Fit

Stabilized, leased-up property with predictable cash flow; loan size large enough (generally $2M+) to make securitization cost-effective; borrower plans to hold through the fixed-rate term

Better Fit Elsewhere

Property in transition (lease-up, renovation, repositioning); borrower who may need to sell or refinance early; anyone who needs a lender who can modify terms mid-loan

Weighing CMBS Against Other Permanent Options?

Send us the property's income, your target hold period, and loan size — we'll tell you honestly whether CMBS, agency, or a bank/life-company loan actually fits best.

Submit Your Loan Request →
Credit Tenant Lease (CTL) Financing

Credit Tenant Lease Financing:
Underwriting the Tenant, Not Just the Building

A single-tenant property leased long-term to an investment-grade credit tenant — a national pharmacy, a Fortune 500 distribution user, a government agency — behaves more like a bond than a typical piece of real estate. CTL financing prices and sizes off that lease and tenant credit first, and the physical building second.

Up to 90%
LTV on Strong Credit Tenants
10-25 yrs
Typical Lease Term
BBB-/Baa3
Investment-Grade Threshold
Often
Non-Recourse Available

Conventional commercial underwriting starts with the sponsor's balance sheet and the property's own income history. CTL financing flips that order: the primary credit analysis is on the tenant's corporate rating and the lease's remaining term, escalations, and guarantees. A vacant big-box building is worth little on its own — the same building leased to a AA-rated national tenant for 15 more years with rent bumps is a very different, much more financeable asset.

Where CTL Financing Fits

National Pharmacy / Retail

Single-tenant net lease to Walgreens, Dollar General, O'Reilly, and similar investment-grade chains

Corporate Build-to-Suit

Purpose-built HQ, distribution, or manufacturing facility leased back to a rated corporate tenant

Government-Leased Office

Space leased to a GSA agency or Texas state entity under a long-term government lease

Investment-Grade Healthcare

Facility leased to a rated hospital system or national urgent care operator

Strong CTL Candidate

Tenant carries a public investment-grade credit rating (or clearly rated-equivalent financials)
Long remaining lease term with minimal near-term rollover risk
Absolute or double-net lease structure minimizing landlord expense exposure
Corporate guarantee backing the lease, not just a local franchisee entity

Weak CTL Candidate

Short lease term remaining relative to the loan's amortization schedule
Lease guaranteed only by an unrated local franchisee, not the parent company
Tenant credit recently downgraded or under financial distress
Property has limited alternative-use value if the tenant were ever to vacate

Why the Lease Terms Matter More Than the Appraisal

Because a CTL loan is essentially secured by a corporate credit's promise to pay rent, small differences in lease language — assignment rights, casualty and condemnation clauses, renewal options, rent escalation timing — can move pricing and leverage more than a few points of cap rate. We review the lease itself alongside the tenant's credit profile before ever quoting terms, since the lease is the real collateral.

Have a Credit Tenant Deal to Finance?

Send us the lease and tenant credit profile. We'll tell you quickly whether it qualifies for CTL-style pricing and leverage.

Submit Your Loan Request →
Equipment Leasing & Finance Partnerships

Real Estate + Equipment Financing:
Serving Equipment-Heavy Texas Businesses

Manufacturers, trucking companies, medical imaging practices, and restaurant groups often need two separate kinds of financing at once — the building, and the heavy equipment inside it. We finance the real estate directly and coordinate with equipment leasing and finance partners so both pieces close together instead of stalling each other.

65-80%
Max LTV, Real Estate
Quoted on your deal
Rate Range
2-4 wks
Typical Close
2 Loans
Coordinated as 1 Closing

A CNC machine shop, a truck terminal with a fuel island, or a dental practice's imaging suite all need equipment financing that runs on a completely different underwriting track than the building itself — different collateral, different amortization, often a different lender entirely. We keep the real estate loan moving on its own timeline and coordinate directly with the equipment finance company so neither piece holds up the other at closing.

Industries We See This Most

Manufacturing & Industrial

Building plus CNC, press, or production-line equipment financed in parallel

Trucking & Logistics Terminals

Terminal real estate alongside fleet, fuel island, or maintenance-bay equipment

Medical & Diagnostic Buildings

Building purchase paired with imaging, lab, or surgical equipment financing

Restaurant & Food Service

Real estate plus kitchen, walk-in, and specialty equipment build-out financing

Structures That Work Well

Real estate loan and equipment lease/loan closing on the same or adjacent timelines
Equipment financed separately, keeping it off the real estate loan's collateral pool
Business has existing operating history to support both obligations combined
Equipment vendor or leasing company already identified before real estate closing

Needs Closer Coordination

Start-up business with no operating history trying to finance both building and equipment at once
Equipment cost so large relative to the building that combined debt service is out of balance
No equipment finance partner identified yet, with a tight real estate closing deadline
Specialized or custom equipment with limited resale value backing a large loan amount

Why Splitting the Two Loans Usually Wins

Trying to fold expensive equipment into a single real estate mortgage often means a bank underwrites the whole deal to the equipment's faster depreciation schedule, or refuses combined collateral altogether. Keeping the building loan and the equipment financing separate — but coordinated to close together — usually gets a business better terms on both pieces and a faster overall path to opening.

Buying a Building That Needs Equipment Too?

Tell us about the property and the equipment involved. We'll structure the real estate financing and help coordinate the equipment side.

Submit Your Loan Request →
Foreign National Commercial Loans

Yes — we lend to foreign nationals on Texas commercial property.

You do not need U.S. citizenship, a green card, a Social Security number or a U.S. credit file to own commercial real estate here. Texas places no restriction on foreign ownership. We have been financing commercial property since 1998 and we lend in 43 states.

🏢

Commercial, not just rentals

Office, retail, industrial, warehouse, mixed‑use, multifamily, land and ground‑up construction — the same programmes we write for domestic borrowers.

📄

Passport ID, no SSN

A valid passport identifies you. An ITIN helps but is not required on every programme. No U.S. tax returns and no U.S. credit score are needed to start a file.

🏢

Hold personally or in a U.S. entity

Most international buyers use a U.S. LLC for liability and estate planning. We work with either structure and will tell you which the lender prefers before you form anything.

💰

The property carries the loan

We underwrite the asset and the deal — value, income, exit — rather than a domestic credit history you have not had the chance to build yet.

1

Tell us the property and the plan

Address, purchase price or value, what it earns or will earn, and your timeline. That is enough for us to say yes, no, or "here is what would change it" — usually same day.

2

Identification and funds

Passport, proof of the down payment and its source, and a banking reference. Funds held outside the U.S. are normal and not a problem; we will tell you what the lender needs to see.

3

A U.S. bank account before closing

The loan needs a U.S. account for the wire and the monthly payment. If you do not have one yet, say so early — it is the single most common reason a foreign national closing slips.

4

Terms in writing

You get the structure, the costs and the conditions on paper before you commit to anything. Rates move daily, so call for today's rate rather than trusting a number on a web page.

Minimum loan $200,000. That includes a loan at exactly $200,000. There is no stated maximum — bring the deal and we will size it. Working with a broker or an adviser overseas is fine; so is coming to us directly.
Start a file See the loan programmes
Mezzanine & Gap Financing

Mezzanine & Gap Financing:
Filling the Space Between Your Senior Loan and Your Equity

Most deals don't fail because the senior lender said no — they fail because senior debt only covers 60-70% and the sponsor doesn't have the rest sitting in cash. Mezzanine and gap financing sits between your first mortgage and your own equity, closing that hole without giving up ownership or waiting on a partner search.

75-85%
Combined Max LTV (Senior + Mezz)
Quoted on your deal
Mezz Rate Range
2-5 yr
Typical Term
No Equity Dilution
Structured as Debt

Mezzanine debt occupies the middle of the capital stack — subordinate to your senior mortgage, but senior to your own equity. It's secured differently than a second mortgage (typically a pledge of the ownership entity's equity interests rather than a direct lien on the real estate), which lets it close alongside a senior loan that itself prohibits a second lien. The result: more total leverage without bringing in a new equity partner or selling down your ownership stake.

Where This Sits in the Capital Stack

Sponsor EquityYour cash, last to be repaid, first to absorb loss
Mezzanine / Gap FinancingFills the space between equity and senior debt
Senior MortgageFirst lien, lowest cost, repaid first

Common Uses

Bridging the gap between a signed senior loan commitment and a purchase price/refinance payoff
Funding a portion of ground-up construction costs above what the construction lender will cover
Buying out a partner or recapitalizing ownership without a full refinance of the senior debt
Value-add renovation capital layered on top of an existing, unchanged senior mortgage

What We Look At

Combined loan-to-value across senior + mezz, and whether projected cash flow services both
Whether the senior lender's documents actually permit subordinate/mezzanine financing behind them
Sponsor experience and remaining equity commitment — mezz supplements a real equity stake, it doesn't replace one
A credible exit — refinance, sale, or stabilization event that repays the mezz piece on schedule

Structured Alongside Your Existing Lender, Not Against Them

We coordinate directly with your senior lender to confirm the structure works within their loan documents before you commit to anything — an intercreditor agreement or equity-pledge structure is standard, and getting it wrong is what causes mezz deals to fall apart at closing. We handle that coordination as part of the process, not as an afterthought.

Have a Capital Gap Between Your Senior Loan and Your Equity?

Tell us the deal, the senior terms, and the gap size. We'll tell you what structure fits — usually within 48 hours.

Submit Your Mezzanine Financing Request →
Note Purchase Financing

Note Purchase Financing:
Capital to Acquire Performing & Non-Performing Commercial Notes

Buying a commercial mortgage note — rather than the property behind it — is a different acquisition than a typical CRE deal, and most lenders don't know how to underwrite it. We do: financing for investors acquiring performing notes at a discount, sub-performing notes with a workout plan, or non-performing notes headed toward foreclosure or a deed-in-lieu.

Up to 65-75%
LTV of Purchase Price
Performing & Non-Perf.
Note Status We Finance
7-21 Days
Typical Close
Any State
UCC/Assignment Handled

Note buying is fundamentally an underwriting-of-the-underwriting exercise: the collateral property still matters, but so does the borrower's payment history, the note's legal enforceability, the lien position, and — for a non-performing note — a realistic read on foreclosure timeline and cost in that state. We finance the acquisition itself, secured by an assignment of the note and its underlying lien, so an investor can move on a note purchase opportunity without tying up all their own capital.

Performing vs. Non-Performing — Different Deals, Different Underwriting

Performing Note Purchases

Buying a seasoned, paying note at a discount to face value for yield
Underwriting centers on payment history, borrower financials, and remaining term
Straightforward assignment of note and lien — lowest-risk profile of the two

Non-Performing / Sub-Performing

Buying a defaulted or under-paying note with a workout, modification, or foreclosure plan
Underwriting centers on the collateral's real value and that state's foreclosure timeline/cost
Requires a credible exit plan — reperforming modification, foreclosure sale, or REO disposition

Lien Position and Legal Enforceability Come First

Before anything else, we confirm the note's lien position, chain of assignment, and that it's actually enforceable in the property's jurisdiction — a note purchase financed against a defective assignment or a stale statute-of-limitations issue is a deal that shouldn't close. We work through that diligence alongside you, not after the fact.

Have a Note Purchase Opportunity?

Tell us about the note — balance, status, lien position, and property — and we'll tell you what financing fits.

Submit Your Note Purchase Request →
Preferred Equity & JV Equity

Preferred Equity & JV Equity Financing:
Capital Above the Debt Stack, Without a Full Partner Search

Some deals need more than a mezzanine loan can offer — a sponsor who's out of hard collateral, a deal where combined debt already caps out, or an acquisition that needs true risk-sharing capital rather than another layer of debt service. Preferred and JV equity fill that role: capital that sits above the mortgage and mezz in priority of repayment, structured as equity rather than a loan.

85-92%
Combined Max Capitalization
10-18%
Preferred Return Range
3-7 yr
Typical Hold
No Fixed Debt Service
Paid From Cash Flow/Sale

Preferred equity gets paid before common equity (the sponsor's own promote) but after debt — it carries a fixed or accruing preferred return rather than an interest rate, and it's structured as an ownership interest in the deal entity, not a lien on the real estate. JV equity goes a step further: a true capital partner sharing in the deal's upside, not just collecting a preferred return. Both let a sponsor close a deal that senior debt and mezz alone can't fully capitalize, without diluting control any further than the structure requires.

When This Fits Better Than More Debt

Common Uses

A value-add acquisition where combined senior + mezz debt already hits its practical ceiling
A sponsor with a strong track record but limited liquid capital for the required equity check
Recapitalizing a stabilized asset to return capital to existing investors without a sale
A development deal needing risk capital that a lender's underwriting won't treat as debt

What We Look At

Sponsor track record and alignment — preferred/JV equity is a bet on the operator, not just the asset
A clear, credible path to a liquidity event that returns the preferred capital on schedule
How control, decision rights, and waterfall priority are structured in the operating agreement
Whether the total capital stack still leaves a real, meaningful equity stake for the sponsor

Structured to Fit the Deal, Not a Template

Preferred equity and JV equity deals vary more than debt does — the preferred return, the waterfall, and control provisions are all negotiated to the specific deal and sponsor. We work through that structure with you directly rather than handing over a boilerplate term sheet, and we coordinate with your senior and mezz lenders (if any) to confirm everything works together before you're committed.

Need Capital Above Your Debt Stack?

Tell us the deal, the sponsor's track record, and what's already in place. We'll tell you what structure actually fits.

Submit Your Equity Financing Request →
Sale-Leaseback Financing

Sale-Leaseback Financing:
Turn Owned Real Estate Into Working Capital Without Moving

If your business owns the building it operates from, that equity is sitting idle on your balance sheet. A sale-leaseback lets you sell the real estate for cash — often near 100% of appraised value, not a loan-to-value-capped fraction of it — and simultaneously sign a lease to keep operating from the same building without interruption.

Up to 100%
Of Value Converted to Cash
10-20 yrs
Typical Leaseback Term
NNN
Usual Lease Structure

A cash-out refinance still leaves you as the owner, subject to loan-to-value limits, debt service coverage tests, and a lender's opinion of how much of the equity they're comfortable advancing. A sale-leaseback is a different transaction entirely: you sell the fee interest outright, so the buyer is pricing the deal off the lease you sign back, not off a loan-sizing grid. That's why sale-leasebacks typically unlock more capital than a refinance on the same building — the trade-off is you no longer own the real estate, and rent becomes a fixed obligation on your books going forward instead of a mortgage payment building equity.

Where the Cash Comes From, and Where It Goes

The purchase price is driven primarily by the negotiated lease — its length, rent, escalation schedule, and how the lease allocates taxes, insurance, and maintenance (almost always structured triple-net, so the tenant keeps the same expense responsibilities as an owner). A longer lease term with contractual rent bumps generally supports a stronger sale price, because the buyer is underwriting a bond-like income stream. Proceeds are commonly used to fund expansion, pay down higher-cost debt, buy out a partner, or free up capital for the operating business itself rather than leaving it locked in the building.

What This Isn't

A sale-leaseback isn't a way to keep ownership upside — once it closes, appreciation on the real estate belongs to the new owner, not you. It also isn't a tax-free event; the sale can trigger a taxable gain, and the new rent expense replaces mortgage interest deductions on your P&L. We are not tax or accounting advisors, and every sale-leaseback should be run past your CPA before you sign anything — we structure the real estate side of the transaction, not the tax outcome.

Growth-Stage Operator

Needs capital for expansion, equipment, or a second location more than it needs to own its current building

Partner Buyout / Recapitalization

Unlocking trapped real estate equity to buy out a partner or restructure ownership without a sale of the business

Debt Paydown

Retiring higher-cost business debt with proceeds that would otherwise be locked in illiquid real estate

Strong Sale-Leaseback Candidate

Stable, profitable operating business that can comfortably support the new lease payment long-term
Building is well-located and functional for the current use and for a future tenant if you ever vacate
Owner is comfortable trading ownership upside for a larger, immediate cash unlock
Real estate is a larger share of the balance sheet than the operating business actually needs

Needs Closer Underwriting

Thin or inconsistent operating income that would make a long-term lease commitment risky
Highly specialized building with limited value to any tenant other than the current operator
Owner expects to sell or relocate the business within the lease term
Real estate has appreciated sharply and the owner wants to keep that upside rather than sell it away

Considering a Sale-Leaseback?

Tell us about the building, your business, and what you'd do with the capital. We'll walk you through whether a sale-leaseback or a cash-out refinance actually gets you further.

Submit Your Loan Request →
Self-Directed 401(k) & IRA Financing

Self-Directed Solo 401(k) & IRA Loans:
Commercial Real Estate Inside a Retirement Account

A Self-Directed Solo 401(k) or Self-Directed IRA can hold commercial real estate directly — but most banks won't lend into these structures, and the loan has to be structured as non-recourse to the account holder to stay compliant. We build financing that fits inside the retirement-account wrapper correctly, from day one.

50-65%
Max LTV
Quoted on your deal
Rate Range
Non-Recourse
Required Structure
4-6 wks
Typical Close

Borrowing inside a Self-Directed 401(k) or IRA has a hard legal constraint most conventional lenders simply won't touch: the loan cannot carry a personal guarantee from the account holder, or the transaction risks disqualifying the entire retirement account's tax-advantaged status. That non-recourse requirement means the lender is underwriting the property's income and value alone — no personal credit or income backstop — which is exactly the kind of deal most banks decline outright.

What We Finance

Solo 401(k) Acquisitions

Non-recourse purchase financing for commercial property held directly inside a Solo 401(k) trust

Self-Directed IRA Purchases

Non-recourse loans for property titled to a Self-Directed IRA or IRA-owned LLC

UBIT-Aware Structuring

Financing structured with debt-financed income (UDFI/UBIT) exposure in mind — coordinate with your CPA on the tax treatment

Refinance of Existing Holdings

Refinancing property already held inside a retirement account structure

Strong Underwriting Profile

Stabilized, income-producing commercial property with a clean rent roll
Properly established Solo 401(k) trust or Self-Directed IRA/LLC in good standing
Sufficient account funds for the required down payment and reserves
No prohibited-transaction red flags (disqualified persons, self-dealing)

Harder to Finance

Vacant or unstabilized property with no independent income to underwrite
Retirement account custodian unfamiliar with non-recourse lending mechanics
Any structure implying personal guarantee or personal-use of the property
Unclear or incomplete account/trust documentation at application

Structured Correctly From the Start

Whether you're deploying Solo 401(k) or Self-Directed IRA funds into a first commercial acquisition or refinancing a property already held inside one of these structures, we build the loan as genuinely non-recourse to you personally — the way IRS rules require — rather than trying to retrofit a standard commercial loan after the fact. Always coordinate with your CPA or plan administrator on UBIT/UDFI tax treatment before closing.

Financing Commercial Real Estate Inside a Retirement Account?

Tell us about the account structure, property, and purchase details. We'll tell you what it qualifies for — usually within 48 hours.

Submit Your Retirement Account Loan Request →
USDA Rural Business Real Estate

USDA Rural Development Financing:
Real Estate Loans for Businesses Outside Texas Metro Areas

Businesses located in eligible rural Texas communities can access government-guaranteed real estate financing most banks don't originate at all — longer amortizations, higher leverage, and rate protection that's hard to find on a conventional commercial note. We package and place USDA Business & Industry (B&I) guaranteed real estate loans alongside our conventional and bridge programs.

Up to 80%
Max LTV, USDA-Guaranteed
15-30 yr
Amortization
Rural Areas
Population Under ~50,000
4-8 wks
Typical Approval Timeline

USDA's Business & Industry (B&I) Guaranteed Loan Program backs real estate financing for eligible businesses operating in rural areas — most of Texas outside the major metro cores qualifies, including a large share of the small towns and county seats across the state. The federal guarantee lets lenders offer terms conventional commercial real estate financing can't match: longer amortization schedules that lower monthly debt service, and higher leverage than a typical bank would extend on its own book.

What Qualifies

Strong Candidates

For-profit business operating in an eligible rural area (check specific address eligibility — it varies by population and proximity to metro boundaries)
Real estate purchase, construction, or renovation directly tied to business operations — not passive real estate investment
Business creates or saves jobs in the community — a factor in USDA's underwriting priorities
Solid business financials and a viable operating plan, even if the real estate itself is the primary collateral

Good to Know

Eligibility is address-specific — a location just inside a metro boundary can disqualify an otherwise strong deal
Timeline is longer than a straight conventional loan due to the federal guarantee approval step
Guarantee fees apply on top of standard closing costs — factored into the overall deal economics upfront
Not for passive real estate holding — the property must support active business operations

We Check Eligibility Before You Commit to the Program

The single biggest time-waster in USDA B&I financing is discovering address ineligibility after underwriting is already underway. We verify your specific property location against current USDA rural area maps before recommending this path — if it doesn't qualify, we'll tell you immediately and point you toward the conventional or bridge structure that fits instead.

Operating a Business in a Rural Texas Community?

Send us your property address and business details. We'll confirm USDA eligibility and what it qualifies for.

Check Your USDA Eligibility →
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