Commercial Real Estate Loans for Investors and Operators

A commercial real estate loan finances income-producing property beyond the residential investor space — multifamily buildings, mixed-use properties, office, retail, restaurants and bars, warehouse and industrial, self-storage, automotive properties, mobile home parks, daycare centers, and other special-use assets. We handle both investor-owned and owner-occupied commercial, with SBA and non-SBA options. These deals are underwritten on the property’s income and the borrower’s experience, with structures built around how commercial operators actually operate.

First liens at 70 to 75% LTV, and a seller-carried second can push total financing higher. Credit stories considered, not just scores.

Who Commercial Real Estate Loans Are For

Multifamily investors buying apartment buildings from small complexes to mid-size properties
Mixed-use buyers acquiring properties with retail, office, or restaurant space combined with residential units
Office and retail investors repositioning or stabilizing commercial assets
Industrial and warehouse buyers in logistics corridors across the country
Experienced operators refinancing commercial holdings or pulling equity for the next acquisition
Owner-occupants buying the building their business operates in — with SBA options that keep down payments low
Niche property types — self-storage, automotive, restaurants and bars, mobile home parks, daycare centers, and other special-use or unconventional commercial assets that don’t fit bank boxes. And through our private money options, we’ll look at almost any property type with a real deal behind it

If the property’s income drives the deal — not your personal paycheck — you’re in commercial lending territory.

How Commercial Real Estate Loans Work

Property and income review. We start with the asset: rent rolls, leases, occupancy, operating expenses, and the story behind the numbers. Trailing income matters more than projections.
Borrower review. Experience with the property type counts. A first-time office buyer faces different questions than a seasoned multifamily operator — we’ll be straight about where you stand.
Structure. Commercial loans come in far more flavors than residential: fixed and floating rates, various amortization schedules, interest-only periods, SBA-backed and conventional options, and terms typically shorter than a 30-year residential mortgage. The structure follows the business plan — value-add, stabilized hold, or quick reposition.
Closing. Expect deeper due diligence than residential: appraisals, environmental reports, and lease reviews are standard. We manage the process so it doesn’t stall.
Hold or exit. Refinance, sell, or hold long-term — the loan is built around your intended timeline.

Terms, leverage, and pricing depend heavily on property type, occupancy, and market. Contact us for current options on your deal — commercial quotes are always deal-specific, and anyone giving you a firm quote without seeing the rent roll isn’t doing it right.

Why Investors Choose Commercial Real Estate Loans

Finance the assets banks overcomplicate. Commercial bank lending is slow and rigid; investor-focused commercial capital moves at deal speed.
Structures that match the business plan. Value-add deals get value-add structures — interest-only during lease-up, for example.
Scale. Commercial is where serious portfolio growth happens — one 20-unit building instead of twenty single-family closings.
Cash-out and refinance options for stabilized assets, funding the next acquisition without selling.
SBA and non-SBA paths. Owner-occupied deals can tap SBA programs with as little as 10% down; investor deals get flexible non-SBA structures. We run both.
Entity and structure planning. Commercial deals often involve holding entities — Sewell Business Services (our sister company) handles entity formation so your ownership structure is clean.

Commercial Real Estate: What to Know

We’re based in Fort Worth, Texas, and we finance commercial deals in most states. Licensed in Texas, Florida, California, and Arizona; investment-property loans available in most states. Texas is our home market and one of the deepest commercial markets in the country — and our lending reach runs nationwide:

The property types are wide open. Multifamily, mixed-use, office, retail, restaurants and bars, warehouse and light industrial, self-storage, automotive, mobile home parks, daycare centers, assisted living, and 1–4 unit investment property all have a home here. And through our private money options, we’ll look at almost any property type — if there’s a real deal behind it, there’s usually a way to get it in front of capital.
Small-balance commercial is everyday business. Commercial doesn’t have to mean a $5M minimum — plenty of solid deals are under $1M, and the options at that size are deeper than most borrowers expect.
DFW and Houston are national-tier commercial markets with deep multifamily, industrial, and mixed-use inventory — our home turf, where our local knowledge runs deepest. Austin’s growth supports conversions and mixed-use plays; San Antonio offers more affordable multifamily entry points with steady workforce-housing demand.
Property taxes vary widely by state — and hit commercial assets especially hard in Texas — so underwriting has to reflect the real tax load wherever the property sits. We make sure it does.
Flood plains, environmental issues, and deed restrictions kill deals late when lenders don’t check early — in Texas and everywhere else. We check early.

Frequently Asked Questions

What’s the minimum loan size for commercial real estate? It varies by lender and property type. Small-balance commercial (under $1M) is a real market with real lenders — don’t assume commercial means $5M minimum. Bring us the deal and we’ll tell you where it fits.

How much down payment does commercial require? Down payments are deal-dependent: property type, occupancy, your experience, and market all factor in. Stabilized multifamily generally requires less equity than a vacant office reposition. We’ll quote your specific deal.

Can I get a commercial loan as a first-time commercial buyer? Yes, with the right deal and team. Expect more questions about your property management plan and reserves. Partnering with experienced management helps considerably.

Do you lend on special-use properties? It depends — some special-use assets (like the assisted living facilities we specialize in) are squarely in our wheelhouse. Others are tougher. We finance both owner-occupied and non-owner-occupied commercial, through SBA and non-SBA programs. Bring the specifics and we’ll give you an honest read.

How long do commercial loans take to close? Longer than residential investor loans — commercial due diligence (appraisal, environmental, lease review) takes time. We’ll map a realistic timeline at the start so there are no surprises.

Can I refinance a commercial property to pull cash out? Yes — cash-out refinances on stabilized commercial assets are common, and they’re a primary tool for growing a portfolio without selling winners.

Fixed or floating rate — which should I choose? It depends on your hold period and rate outlook. Short holds and value-add plays often suit floating or shorter fixed terms; long stabilized holds favor fixed. We’ll walk through the trade-offs for your situation.

Discuss Your Commercial Deal

Multifamily, mixed-use, office, retail, industrial, self-storage, automotive, restaurants, mobile home parks — owner-occupied or investment, anywhere in the country. Bring the rent roll and the story; we’ll bring straight answers.

Call 817.862.6922 or email joel@lawtonbuildingandloan.com.

Joel Lawton, NMLS #380245 — Lawton Building and Loan.

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