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Commercial Real Estate Financing Made Easy.
Commercial real estate financing should be structured around three things: property type, cash flow, and exit strategy. The wrong loan can stall a project, squeeze DSCR, or force a premature sale.
- Get Pre-Qualified
- Request a Conditional Term Sheet
Property Types We Help Finance
We support a broad range of commercial real estate assets, include:
- Single Family Residence (SFR)
- Mutlifamily (2-4 Units)
- Multifamily (5-20 Units)
- Multifamily (20+ Units)
- Mixed-Use
- Office
- Retail
- Industrial
- Hospitality & other Short-Term Rentals (STRs)
- Assisted Living
- Student Housing
- Land (various phases of entitlement)
- New Construction
- Value-Add / Renovation
- Group-up Development
- Owner-Occupied Commercial
Short-Term Investor & Value-Add Loans
Fast capital for acquisition, rehab, repositioning, and construction timelines.
| Product Type | Best For | Leverage | Loan Size | Credit Profile | Term |
|---|---|---|---|---|---|
| Fix & Flip Loans | Purchase + rehab of 1–4 unit investment properties | Up to ~90% LTC / ~75% ARV (program dependent) | Typically $50K–$3M+ | Mid-600s+ common | 12–24 months |
| Bridge (No Rehab) | Fast acquisitions, auctions, stabilizing assets | Generally ~65%–80% LTV | $100K–$3M+ | Flexible; experience helps | 12–18 months |
| Value-Add / Renovation | Repositioning multifamily or residential assets | LTC + ARV based underwriting | $100K–$4M+ | ~660+ typical | 12–24 months |
| Ground-Up Construction | New residential builds (1–4 units) | ~75%–85% LTC (experience-driven) | $250K–$4M+ | ~680+ common | Build term 12–24 months |
| Horizontal / Subdivision | Experienced builders (phased development) | Structured per phase | $500K+ | Strong experience required | Project-based |
Note: All ranges are illustrative. Final terms vary by asset, location, experience, and underwriting.
DSCR Rental & Cash-Flow Loans
Investor financing driven primarily by property cash flow (DSCR), not W-2 income.
| Product | Best For | Leverage | Loan Size | DSCR / Income | Notes |
|---|---|---|---|---|---|
| DSCR Rental (1–4 Units) | Long-term hold investors | Up to ~75%–80% LTV | ~$75K–$2M+ | DSCR typically ~1.00–1.25+ (program dependent) | 30-year amortization options may be available |
| Portfolio Rental Loans | Investors with multiple properties | Portfolio/blanket options | $50K per property+ | Weighted DSCR approach | Great for scaling; documentation varies |
| DSCR – Expanded (STR Friendly) | Short-term rentals & non-traditional rent scenarios | Up to ~80% purchase (program dependent) | $100K–$3.5M | Some programs allow DSCR below 1.00 with pricing adjustments | IO options may be available; STR allowed by program |
| DSCR – Prime Tier | Higher-credit borrowers seeking best execution | Up to ~80% purchase (program dependent) | $100K–$2.5M | DSCR tiers; stronger DSCR improves pricing | Non-warrantable condos may be eligible by program |
Note: DSCR thresholds, LTV, and STR eligibility vary by lender/program and property type.
Small-Balance Commercial Real Estate Loans
Investor and owner-occupied options for stabilized income-producing properties.
| Product | Property Types | Leverage | Loan Size | Structure | Best Use |
|---|---|---|---|---|---|
| Lite-Doc / Asset-Based | Multifamily, mixed-use, retail, industrial, self-storage (program dependent) | Up to ~75%–80% LTV | $150K–$2.5M | 25–30 year amortization (varies) | Stabilized cash-flow properties |
| Full-Doc CRE | Stabilized income-producing CRE | Up to ~75%–80% LTV | $150K–$5M | Bank-style underwriting; 25–30 year amortization | Best pricing for strong files |
| Alt-Doc Owner-Occupied | Businesses buying property to operate from | Up to ~75%–80% LTV | $150K–$2M | Bank statement / alternative income approach (program dependent) | Owner-occupied expansion |
Note: Property eligibility varies. Retail/office/hospitality are often selective and tenancy-driven.
New Construction & Heavy Projects
Ground-up construction and larger renovation projects require strong sponsorship and a defined take-out plan.
| Product | Use | Leverage | Experience | Draw Structure | Typical Term |
|---|---|---|---|---|---|
| Residential Ground-Up | 1–4 unit new builds | Up to ~85% LTC (program dependent) | Prior build experience typically required | Draws with inspections | 12–24 months |
| Multifamily Renovation | 5+ unit repositioning / heavy rehab | Structured LTC; project dependent | MF + renovation experience preferred | Rehab draws; budget-controlled | 12–24 months |
| Developer Structured Programs | Multi-phase development | Phased and milestone-based | Strong sponsor profile required | Phase-based draws | Project-based |
Note: Construction financing is sensitive to budget, contractor strength, permits, and take-out strategy.
Submit Your Deal for Review
Acquisition • DSCR • Bridge • Construction • Value-Add • Cash-Out Refinance
What commercial real estate loan programs are available?
AD2 Consulting supports a range of CRE financing options including acquisition loans, DSCR investor loans, bridge loans, cash-out refinance, value-add/renovation financing, and ground-up construction loans. Programs are matched to property type, sponsor experience, and exit strategy.
What is a DSCR loan and how do DSCR loans work?
A DSCR loan is an investor-focused loan where qualification is based primarily on property cash flow (Debt Service Coverage Ratio) rather than personal income. DSCR is typically calculated as Net Operating Income divided by annual debt service.
What DSCR ratio is required for DSCR investor loans?
Minimum DSCR requirements vary by lender and property type. Many DSCR programs target around 1.00–1.25+, while some allow lower DSCR with adjustments to leverage, reserves, or pricing.
How much down payment is needed for a commercial real estate loan?
Down payment varies by product and risk profile. Stabilized acquisition loans often fall in the 20%–35% range (65%–80% LTV). Construction and heavy value-add projects typically require more equity due to higher execution risk.
What is the difference between a bridge loan and a permanent loan?
A bridge loan is short-term financing used for acquisition, rehab, lease-up, or repositioning until the property qualifies for long-term financing or sale. A permanent loan is long-term financing designed for stabilized, income-producing assets.
How fast can a commercial bridge loan close?
Timelines vary by lender, documentation, and third-party reports. Some lenders can close within 5 to 7 days. Bridge loans can close faster than traditional financing when the borrower package is complete (contract, rent roll, T-12, sponsor financials).
Do you finance new construction and ground-up development?
Yes. Construction financing is available for qualified sponsors and typically requires a detailed budget, contractor credentials, permits (or permit timeline), draw schedule, interest reserves, and a takeout strategy.
What documents are needed to get a CRE loan quote?
Common items include property address, purchase price or value, rent roll, trailing 12-month financials (T-12), rehab budget (if applicable), and sponsor information (experience, liquidity, credit).
What property types do you finance?
AD2 Consulting works with multifamily, mixed-use, industrial, select retail, and specialty assets on a case-by-case basis. Eligibility depends on location, tenancy, and cash flow.
Do you work with first-time real estate investors or developers?
Many programs prefer experienced sponsors, especially for construction and value-add. However, first-time investors may qualify for DSCR or stabilized acquisitions with stronger assets, more equity, and adequate reserves.
What credit score is needed for commercial real estate loans?
Credit expectations vary by program. DSCR and bridge loans can be flexible with strong compensating factors, while conventional execution typically requires stronger credit and documentation.
Can I do a cash-out refinance on an investment property?
Yes. Cash-out refinance is available on many stabilized properties, subject to seasoning, appraisal, DSCR, and lender guidelines.
How does AD2 Consulting help with commercial real estate financing?
We evaluate deals like underwriters — reviewing cash flow, DSCR, leverage, sponsor strength, project scope, and exit strategy — then align the deal with the most realistic lending programs.
Rather Speak with a Funding Specialist?
Use the form below to tell us what you are looking for, and a funding specialist will reach out to you to provide you more details about your funding options. You may also give us a call at 877-841-1907.