Small-balance commercial loans deliver permanent financing from ~$200K to $10M+ across commercial property types — with documentation tiers that fit how you actually run your business.
The small-balance space — deals too small for institutional lenders and too unconventional for the local bank — is where most owner-investors actually live. We finance it with a range of structures, from full-documentation loans priced for strength to streamlined programs underwritten primarily to the property’s income. Business-purpose financing for non-owner-occupied commercial and investment real estate.
What you can finance
- Loan amounts from ~$200K to $10M+.
- Documentation tiers from full-doc to streamlined — including property-cash-flow qualification for owners with complex returns.
- Purchase, rate/term refinance, and cash-out.
- Permanent structures built for hold-period ownership, plus paths in from bridge and construction financing.
- Entity vesting standard; flexible borrower profiles considered.
Property types
Multifamily and mixed-use, retail, office, industrial, warehouse, self-storage, automotive, and select specialty assets — including SFR-to-multifamily portfolio conversions. Larger multifamily deals with 5–25 units may fit our multifamily & mixed-use DSCR programs, which qualify entirely on the rent roll; we place each deal where the structure is strongest.
Documentation that matches reality
Bank commercial lending assumes clean W-2s and simple returns. Most commercial property owners are self-employed, own multiple entities, and show income that doesn’t summarize neatly. Our documentation tiers run from full financial packages to streamlined qualification built on the property’s operating income — so a strong asset isn’t penalized for a complicated tax return.
Frequently asked questions
What is a small-balance commercial loan?
It’s commercial real estate financing in the roughly $200K–$10M range — the segment below institutional lending — covering multifamily, mixed-use, retail, office, industrial, and other income property.
Do I need tax returns to qualify?
Not always. Full-documentation programs use complete financials, but streamlined tiers qualify primarily on the property’s income — a fit for self-employed owners and multi-entity investors.
Can I refinance a maturing commercial loan?
Yes — refinancing maturing debt is one of the most common uses in 2026. Stabilized properties go straight to a permanent loan; properties that need work first can bridge, then exit here.
What if my deal doesn’t fit a standard box?
That’s the point of this desk. With 150+ programs across our platform, unusual asset types, borrower profiles, and structures get placed rather than declined — tell us the deal and we’ll map the options.