Commercial Loan Requirements, So the Deal Lands on the Right Desk.
This isn't paperwork for its own sake. It's how we read your deal, spot what might slow it down, and figure out which lender will actually get it. The cleaner the information, the sharper our first read. And you don't need a perfect package to start, just enough for us to read it.
Why Requirements Matter
A lender doesn't just look at the number you're asking for. They look at the property, the income, who you are, what the money's for, the timing, and the documents that back it all up. When those line up, a good deal moves. When they're thin or missing, that same deal stalls on friction that has nothing to do with whether it was fundable. Good documentation keeps a strong deal from dying on something avoidable, and it keeps us from sending it to a lender who was never right for it.
Initial Review Is Not Underwriting
Our initial review is a first read of the deal. We look at the property, the numbers, and the objective to tell you whether there is a credible lender path worth pursuing and what the file still needs. Full underwriting belongs to the lender. That is where a deal is verified, conditioned, and decided. Initial review is not approval, and it is not a commitment to lend. It is the step that tells us whether the deal is ready to go out and where it should go.
What We Need to Read the Deal
You do not need everything at once. These are the categories we work from, and the more of them you can speak to up front, the faster we can read the deal.
Who you are, your experience with this kind of deal, and the entity on title.
What it is, where it is, and its condition.
What the property earns, or is expected to earn.
Any existing financing on the property, and its terms.
What you are trying to do, in plain terms.
What you are working against, and what is driving the clock.
Whatever you already have ready to share.
Whether the deal has already been to another lender, and what happened.
Requirements by Deal Type
Different loan types turn on different things, so the documents a lender wants shift with the deal. These are the common groupings.
Refinance
- Details on the current debt.
- Property income.
- Rent roll or leases.
- Operating expenses.
- An estimate of the property's value.
- The objective: rate or term, cash-out, a maturing loan, or a bridge exit.
Bridge
- The purchase contract, or details on the current debt.
- The transition plan.
- The exit strategy.
- The use of funds.
- The timeline.
- Support for the property's value.
- Property financials.
DSCR
- A rent roll or lease.
- Income history, where available.
- Operating expenses.
- An estimate of the debt service.
- The property value, or the purchase price.
- Borrower and entity details.
Acquisition
- The purchase contract or letter of intent.
- Property details.
- The use of funds.
- The expected income.
- The timeline.
- Borrower and entity details.
What Slows a Deal Down
Most deals that drag do so for reasons that were visible early. These are the common ones.
- Financials that are old or incomplete.
- Ownership or entity structure that is unclear.
- Missing details on the existing debt.
- Value assumptions the property cannot support.
- No exit plan, where the deal needs one.
- Income that is not documented.
- Title or insurance issues left unaddressed.
- Not knowing what the first lender already reviewed.
If the Deal Already Stalled.
If another lender already passed, stalled, changed the quote, or just went quiet, tell us up front. It's not something to hide. Knowing where a deal has already been tells us a lot. Usually the file went to the wrong source and the deal itself is fine. Sometimes it genuinely needs work before anyone sees it again. Either way, we'd rather figure that out at the start than halfway through. If the file has already been reviewed elsewhere, send it over and we'll take a fresh look.
What You Do Not Need Yet
You do not need a perfect package to start, and you do not need to upload documents to reach us. Send the basics first: the property, the numbers as you know them, what you are trying to do, and the timeline. That is enough for us to read the deal and tell you whether there is a path. If the deal has one, more documentation may be requested as it moves forward.
Exact documents vary by lender and property.
Requirements FAQs
What do I need to submit a commercial deal?
Enough for us to read it: the property, the income or expected income, the existing debt if there is any, what you are trying to do, and the timeline. You do not need a full document package to start the conversation.
What is the difference between initial review and underwriting?
Initial review is our first read, to see whether there's a credible lender path and what the file still needs. Underwriting is the lender's full verification and decision.
What if another lender already declined or stalled?
Tell us. Knowing where the deal has been helps us understand whether it went to the wrong source or whether the file genuinely needs work. Either way, we would rather know at the start.
Do requirements change by lender?
Yes. Lenders weigh property types, documentation, and borrower profiles differently, so the exact requirements shift from one lender to the next. Part of our job is matching the deal to a lender whose requirements it can actually meet.
Why do lenders ask for so much documentation?
Because the documents are how a lender confirms the story holds up: the property, the income, the borrower, and the use of funds. Clean documentation tends to move a deal forward. Thin or missing documentation tends to slow it down.
Ready to Put the Deal in Front of the Right Source?
Send us the property, the numbers, the purpose, and the timeline. We will tell you what is missing, what matters, and whether the lender path is worth pursuing.