Commercial real estate loans
Residential rules end at 4 units. Your growth doesn't.
5+ unit multifamily, mixed-use, retail, and self-storage financed on the property's income: no personal tax returns on lite-doc programs, 30-year amortization with no balloons, and sizes from $100k past $10M.
Program snapshot
Commercial at a glance
- Qualifies on
- the property's NOI
- Personal income docs
- none on lite-doc
- Leverage
- up to 75-80% LTV
- Sizes
- $100k to $10M+
- Terms
- 30-yr am, ARMs, I/O options
Program menus from specialty and agency wholesale lenders. Terms vary by program, property type, and tier, and change without notice. Not an offer or approval.
The step up from rentals to real scale.
We broker dozens of wholesale lenders, from small-balance specialty shops to direct agency multifamily programs.
NOI
is the whole application
DSCR logic, commercial scale
Small-balance commercial runs on the same logic as residential DSCR: the property's net operating income carries the file. Multifamily 5+, mixed-use, retail, light industrial, and self-storage, with no personal tax returns and no personal DTI.
- No personal tax returns or pay stubs
- Up to 75-80% LTV
- 30-year amortization, not bank balloons
$9M
agency small-balance ceiling
Agency money, no personal guarantee
Fannie Mae and Freddie Mac small-balance programs fund 5+ unit apartments, manufactured housing communities, and student housing from about $1M to $9M, non-recourse: the debt stays on the building, not on you, beyond standard bad-boy carveouts.
- Non-recourse execution
- 30-year terms with 1-5 years interest-only
- Apartments, MHCs, student housing
100%
of the buildout, funded
Reposition with the money built in
Commercial bridge carries 12-to-36-month repositioning plays: acquisitions plus future-funding draws for tenant improvements and leasing commissions, so converting empty space into leased suites is financed in one structure.
- Tenant improvement draws built in
- Leasing commissions financed too
- Exit into permanent debt once stabilized
Where the menu earns its keep
Your local bank has one commercial loan. This is a market of them.
Self-employed, buying commercial
Bank statement programs read 12 to 24 months of business deposits instead of tax returns for buying or refinancing retail, office, and industrial space at up to 70-75% LTV. The same write-off problem, solved at commercial scale.
The properties banks squint at
Mixed-use with apartments over shops, self-storage, mobile home parks, student housing, light industrial, and through broad-eligibility programs even hospitality, gas stations, and daycares. If it produces income, there's probably a lender on our menu for it.
Distressed deals, days not months
Commercial bridge programs close distressed and time-sensitive acquisitions in as little as ten days, with underwriting built for properties that don't look their best yet. Speed is often the entire discount.
Complex borrowers, creative structures
Partnership structures, LLC vesting, non-resident aliens, and credit stories that need telling. Commercial underwriting is manual by nature, which means the file gets read by a human who can say yes.
The building makes the case. We make the market.
- 1
Send the property
Address, price, rent roll or leases, and rough operating numbers. The building's income is the headline, not yours.
- 2
We match the lane
Lite-doc SBC, agency non-recourse, bridge with buildout draws, or bank statement, quoted across the commercial menu.
- 3
Quote in hand
Structure options laid side by side, fast.
The quick eligibility check.
- 5+ unit multifamily and mixed-use
- Retail, office, light industrial, self-storage
- No personal tax returns on lite-doc
- Non-recourse agency options
- 30-year amortization available
- $100k to $10M+
- LLCs and partnerships welcome
Four units or fewer? Our residential DSCR programs carry the same no-tax-return logic with tiers to 85% LTV, including 5-8 unit small multifamily on residential-style guidelines. Buying a building for your own business? The SBA page is yours.
Straight answers
What counts as commercial here?
Anything past the residential line: 5+ unit apartment buildings, mixed-use with storefronts below and units above, retail strips, office, light industrial, self-storage, and manufactured housing communities. One to four units stays on the residential side, where our DSCR programs live.
Do I really not need tax returns?
On lite-doc small-balance programs, correct: the property's net operating income does the qualifying, the way rent does on a residential DSCR loan. Self-employed borrowers who want fuller documentation flexibility can run bank statement programs instead. Either way, your personal DTI never enters the math.
What does non-recourse actually mean?
The loan is secured by the property alone. If the deal fails, the lender's remedy is the building, not your house and savings, outside standard carveouts for fraud and intentional bad acts. Agency small-balance multifamily brings that institutional protection down to buildings as small as $1 million.
I own rentals. Am I ready for a 12-unit?
Closer than you think. Small-balance commercial was built as the next rung after residential investing, and your track record as a landlord counts in underwriting. The math is the same discipline you already run, just with more doors on one roof and one loan instead of four.
Why not just use my local bank?
Banks tend to write 20-year amortization with a balloon due in five years, recourse, and a deposit relationship expected. The wholesale menu offers 30-year amortization, fixed and ARM structures, lite-doc files, and non-recourse agency options, quoted competitively because dozens of lenders want the deal. We show you both shapes and let the numbers argue.
I want to buy a building for my own business. Is this my page?
Close, but no: if your business will occupy most of the space, SBA owner-occupied programs are the sharper tool, with leverage up to 90% and 25-year terms. That world has its own page, our SBA page, and it's built for exactly you.
The building already pays for itself. Let's prove it.
Two minutes to send the property and its numbers. No cost, no obligation, and a quote from the whole commercial menu.
Guthix Lending • NMLS# 2672037 · Commercial real estate loans are business-purpose loans. Leverage, documentation tiers, amortization, recourse treatment, interest-only periods, eligible property types, and pricing vary by program and change without notice; figures shown reflect the most favorable available tiers, and non-recourse execution is subject to standard carveouts. Agency small-balance multifamily programs are subject to Fannie Mae and Freddie Mac eligibility; we are not affiliated with either entity or any government agency. Not all borrowers or properties will qualify. This is not a commitment to lend or an offer of specific terms.