Commercial Real Estate Loans — SBA 504, Conventional, and Bridge Through Vetted Partners

owner-occupied SBA 504 deals routinely close with just 10% down.

The 60-second take

Commercial real estate financing isn't one product — it's three, and one question routes the whole deal: will your business occupy the property?

Answer that, and the path picks itself. Our partners run all three lanes, so one application prices every route you qualify for.

Owner-occupied? SBA 504 first.

If your business will occupy 51% or more of the property, the SBA 504 program is almost always the first stop: 10% down instead of the 25–30% conventional lenders want, below-market fixed rates on the SBA portion, and 25-year terms. For an owner paying $6K/month in rent, a 504 purchase frequently lands near the same monthly outlay — except now it's equity. This is the single most underused program in small business finance, mostly because owners assume they won't qualify. Let the numbers decide, not the assumption.

Investment property? Conventional.

Buying to lease out disqualifies the SBA route, so investment deals run conventional or DSCR-based: the property's rent roll does the qualifying. Expect 20–30% down, 5–10 year terms with amortization up to 30 years, and pricing tied to the property's income coverage. Our partners handle multifamily (5+), mixed-use, retail, industrial, and office.

Time-sensitive? Bridge.

Auction purchases, value-add rehabs, partner buyouts with a deadline, or a maturing note that needs to be refinanced this month — bridge loans close in days to weeks, not months. They cost more, and they're supposed to: the plan is always in-and-out, with a refinance into 504 or conventional once the property stabilizes. Our bridge partners quote the exit alongside the entry, so you're never renting expensive money without a plan.

Who it's right for

• Owners occupying their space who are tired of funding a landlord's retirement
• Investors adding income property with clean rent coverage
• Buyers on a clock — auctions, estate sales, expiring purchase contracts
• Owners with balloon payments coming due on existing commercial notes

Typical 2026 terms through our network

What you'll need when you apply

Property address and purchase price (or payoff statement for refis), rent roll for investment deals, business tax returns for owner-occupied, and a purchase agreement if you're under contract. Bridge deals: add the exit plan — even a paragraph.

Why finance property through No Fee Funding

No fees to you. On deals this size, broker points run into five figures elsewhere. We charge none. All three lanes, one file. 504, conventional, and bridge priced in parallel. Track record. 50,000+ businesses funded, $5B+ facilitated, since 2007.

Frequently asked questions