Commercial Real Estate Financing: The Two Programs That Actually Fund Deals in 2026

Most commercial real estate "financing guides" are written by people who have never placed a deal. They tell you to "shop multiple lenders" and "prepare a strong business plan." Useless.

CRE financing through My Commercial Funding runs on two distinct programs with published, specific criteria. Check the numbers below to know within five minutes whether a deal qualifies.

Program 1: Small-Balance CRE — Application Only, No Income Docs

This is a bank-direct program for turnkey commercial properties. It's the closest thing that exists to a no-paperwork commercial mortgage.

The criteria:

Loan size: $50,000–$1,000,000
Documentation up to $500K: A one-page application. That's it — no tax returns, no bank statements, no P&L, no rent rolls.
Documentation $500K–$1M: Personal financial statement plus recent bank statements
Loan-to-value: Up to 50%
Credit: Typically 690+ (680 considered with strong collateral)
Rates: From Prime + 2%, with 2-year or 5-year fixed locks
Amortization: 25 years — not a 12-month balloon
Closing: As fast as two weeks
Cash-out refinance: Unrestricted — use proceeds for any business purpose

Underwriting focuses on credit and collateral, not income. There is no global cash-flow analysis, no DSCR test, no occupancy requirement, and no income verification on the application-only tier. If you have 50% equity and a 690 credit score, your tax returns are irrelevant.

Eligible properties:

Small commercial, mixed-use, hospitality, light industrial, warehouse
Raw land — no geographic restriction, including rural markets with no population floor
Investor residential and short-term rentals (Airbnb/VRBO treated as commercial assets)
Buyers conventional lenders ignore: self-employed owners, ITIN holders, permanent resident aliens, nonprofits

The one hard restriction: The property must be in turnkey condition. No renovation, no rehab, no construction. If the building needs work, this program says no — that's what Program 2 is for.

What you'll need: Property address, purchase contract if buying, color photos (required at every loan size), square footage and tax info. Loans up to $500K get an expedited valuation instead of a full appraisal in most cases.

Program 2: Private-Lender Bridge & Hard Money — $115K to $8M, Close in 7–15 Days

When the property needs value-add work, the deal timeline is tight, or leverage above 50% was declined, the file moves into private-lender bridge and hard money programs. The anchor partner behind these programs has funded over $1 billion across 1,450+ deals in 40 states from a New Jersey HQ.

Bridge loans:

Borrower Experience	Max LTV	Min FICO
2+ deals	75%	620
1 deal	72.5%	620
First-time	70%	650

Loan size: $115,000–$8,000,000
Term: 12–18 months
Closing: 7–15 days from a clean file
Refinance: Rate-and-term to 70% LTV, cash-out to 65%

Fix & flip: Up to 90% loan-to-cost on light rehab (85% with experience, 80% first-timers), up to 75% loan-to-ARV, rates from 9.99%, terms 12–18 months.

Ground-up construction: Up to 65% upfront loan-to-cost, 80% total project cost including draws, 65% loan-to-ARV. Loans from $300K–$8M, terms 12–24 months, close in 7–15 days. Minimum FICO 650 and three completed deals — at least one must have been ground-up. They verify experience; they don't waive it.

Multifamily & mixed-use: Up to 75% loan-to-cost, 65% loan-to-ARV, $300K–$8M, terms 12–18 months, minimum FICO 670, closing in 2–4 weeks (rent-roll diligence takes longer than ground-up). Commercial-space caps: 35% on 1–4 units, 25% on 5–10 units, 20% on 11+ units.

DSCR rental loans: Qualified on the property's rent, not your W-2. Gross rent divided by PITI + HOA must exceed 1.0. Single-family and 2–4 units up to $1.5M–$3.5M depending on FICO tier (700+ gets the highest leverage). Multifamily 2–8 units: $400K minimum, FICO 700, DSCR must exceed 1.0. No personal income verification.

Common requirements across the private-lender programs: Close to an LLC (business-purpose loans only), full appraisal, maximum 2 acres, no rural parcels, property owned over one year for as-is valuation on refinance (otherwise cost-basis applies).

Which Program Fits Your Deal

Your situation	Program	Headline number
Turnkey property, 50%+ equity, no docs available	Small-balance CRE	1-page app, Prime + 2%
Property needs rehab or ground-up build	Private lender	90% LTC, 7–15 day close
Buying or refinancing a rental portfolio	DSCR	Qualify on rent, not income
Self-employed, writes off everything	Small-balance CRE	No income verification
Rural land or raw land	Small-balance CRE	No population restrictions
Need more than 50% LTV	Private lender	Up to 75–90% by product
FICO under 680	Private lender	620 floor, experience-dependent

What Disqualifies Deals — So You Don't Waste an Application

Renovation plans against the application-only program. Turnkey only. Value-add goes to the private lender.
FICO below the floor. 690 (small-balance CRE) and 620/650/670 (private lender, by product and experience) are firm, not starting points for negotiation.
Rural parcels on the private-lender side. No rural, 2-acre max. The bank program covers rural — that's the routing logic.
Wanting 75%+ LTV with no experience and a thin file. Leverage is tied to experience and credit for a reason.
A timeline that can't survive 30 days. Private-lender deals close in 7–15 days; the bank program in about two weeks. If money is needed in 48 hours, this is not the product — a revenue-based advance is, and that gets stated plainly.

How It Works Through My Commercial Funding

One application goes to the lending partner marketplace. The deal is read, matched to the right program — bank-direct or private lender — and submitted. Terms are real, not a pre-qualification teaser. Where the file supports it, the deal is shopped between partners, and every term is reviewed with the borrower before signing.

Ready to see where your deal fits? Get Pre-Approved → or call (888) 562-1119.

Frequently Asked Questions

Are Tax Returns Required for a Commercial Real Estate Loan?

Not with the application-only tier: up to $500K with 50% LTV or less requires a one-page application and property photos — no tax returns, bank statements, or financial statements. Loans from $500K–$1M add a personal financial statement and recent bank statements. Private-lender programs verify experience and collateral instead of income.

How Much Can Be Borrowed?

Two ranges: $50K–$1M on the bank-direct program (up to 50% LTV), or $115K–$8M on private-lender bridge and hard money (up to 75–90% LTV depending on product and experience).

How fast does a CRE deal close?

About two weeks for the application-only program, 7–15 days for private-lender bridge on a clean file, and 2–4 weeks for multifamily. SBA-related structures run longer at 45–60 days.

Is Cash-Out Available on an Existing Property?

Yes. Unrestricted cash-out refinance up to 50% LTV through the bank program; up to 65% LTV cash-out on private-lender refinances (owned 12+ months for full as-is value).

Does Credit Need to Be Perfect?

No — but each program has a firm floor: around 690 for the bank-direct application-only program, 620–670 for private-lender products depending on the deal and your experience level.

What about a property that needs work?

That's the line between the two programs. Turnkey properties go to the bank program; renovation, rehab, and ground-up construction go to the private lender at up to 90% loan-to-cost.

Check your deal against real criteria. Get Pre-Approved → · Call (888) 562-1119