Commercial real estate financing for investors is business-purpose debt on income-producing property you do not occupy — apartments, mixed-use buildings, industrial warehouses, retail strips, hotels, self-storage, mobile home parks, and RV parks. Jaken Finance Group underwrites the asset and exit plan, not W-2 income, on qualified files in all 50 states.
In one sentence: investor CRE financing pairs short-term bridge capital (8.99%–13.5% interest-only) for acquisition and value-add with permanent DSCR hold debt (5.75%–10.5%) once the property stabilizes and cash flow supports the payment.
Jaken Finance Group originates non-owner-occupied commercial bridge and DSCR from Hoffman Estates, Illinois. This guide covers product fit, asset-class pricing, worked examples, state program links, and how to apply.
Bridge vs. DSCR on investor CRE
Most investor CRE deals run a two-step capital stack:
| Phase | Product | Rate band | Term | Underwriting driver |
|---|---|---|---|---|
| Acquire / value-add | Commercial bridge | 8.99%–13.5% IO | 12–24 months | LTV or LTC, business plan, exit |
| Stabilized hold | Commercial DSCR | 5.75%–10.5% | 30-year fixed or ARM | NOI ÷ debt service |
| Timing gap only | Carry bridge | 8.99%–13.5% IO | 6–18 months | In-place value + documented exit |
Bridge fits when you need speed, renovation capital, or lease-up time before permanent debt is available. DSCR fits when tenants are in place and rent covers PITIA at target leverage. Deep dive: bridge loans for real estate investors · DSCR loans · construction-to-DSCR takeout
Commercial asset classes we finance
Not every asset class prices the same. Spreads reflect NOI predictability, operating complexity, and permanent exit liquidity:
| Asset class | Bridge use | Permanent exit | Detailed guide |
|---|---|---|---|
| Multifamily 5+ | Value-add, lease-up | DSCR, bank | 5–10 unit DSCR · 10+ unit DSCR · Multifamily bridge |
| Mixed-use | Retail + resi reposition | DSCR, bank | Mixed-use bridge |
| Industrial / warehouse | Light CapEx, dock upgrades | DSCR, bank | Industrial loans |
| Retail / strip | Re-tenant, TI | DSCR, bank | Retail strip center loans |
| Hotel / motel | PIP, rebrand | Bridge to sale or bank | Hotel financing |
| Self-storage | C&S conversion, climate add | DSCR, bank | Self-storage financing |
| Mobile home park (MHP) | Pad fill, infrastructure | DSCR, bank | MHP financing |
| RV park / campground | PIP, pad expansion | DSCR, SBA | RV park financing |
Full matrix with LTV bands: commercial property loans by asset class
Commercial bridge parameters (2026)
| Parameter | Typical range |
|---|---|
| Rates | 8.99%–13.5% interest-only |
| Term | 12–24 months (carry bridges 6–18 months) |
| LTV — stabilized purchase | 65%–75% by asset class |
| LTC — value-add | 65%–75% on total cost |
| Loan amounts | $500K–$5M+ on qualified files |
| Close speed | 14–30 business days on complete diligence |
| Entity vesting | LLC preferred |
| Recourse | Full or limited — deal-dependent |
Credit-flexible underwriting on select programs. Approval is collateral-first — driven by asset quality, business plan, reserves, and exit strategy.
Commercial DSCR parameters (2026)
| Parameter | Typical range |
|---|---|
| Rates | 5.75%–10.5% (30-year fixed or ARM) |
| DSCR minimum | 1.0–1.25 depending on leverage and asset |
| LTV — purchase | Up to 80% on select multifamily |
| LTV — cash-out | Up to 75% on stabilized assets |
| Property types | Multifamily 5+, mixed-use, select specialty |
| Close speed | 14–21 business days on complete files |
Five units and above use commercial-style NOI underwriting (T-12 or pro forma with vacancy and opex reserves). Below five doors, residential-style rent ÷ PITIA may apply on mixed portfolios — see multifamily DSCR vs commercial loan.
Worked example: value-add multifamily in Tampa
Tampa 16-unit garden-style apartment — 40% vacancy, deferred unit turns, strong submarket rent growth:
| Line | Amount |
|---|---|
| Purchase price | $1,680,000 |
| CapEx budget (unit turns, common areas) | $320,000 |
| Total project cost | $2,000,000 |
| Bridge at 70% LTC | $1,400,000 |
| Sponsor equity | $600,000 |
| Bridge rate | 10.75% IO · 18-month term |
| Monthly IO payment | ~$12,540 |
| Stabilized pro forma (85% occ.) | $22,400/mo gross · ~$16,800/mo NOI |
| Permanent refi at 75% stabilized value ($2,450,000) | $1,837,500 DSCR loan |
| DSCR at 7.25% fixed, 1.20 coverage | Qualifies — bridge paid off month 14 |
The sponsor bought time and renovation capital at bridge pricing, then exited to 5.75%–10.5% permanent DSCR once leases and T-12 supported the refi. Value-add playbook: commercial rehab loans guide · vacant lease-up DSCR
Worked example: mobile home park bridge in Indiana
Central Indiana 82-pad MHP — 78% occupancy, aging water/sewer infrastructure, below-market lot rent:
| Line | Amount |
|---|---|
| Purchase (going-in cap 7.8%) | $2,150,000 |
| Infrastructure + home placement CapEx | $410,000 |
| Total cost | $2,560,000 |
| Bridge at 68% LTC | $1,740,800 |
| Sponsor equity | $819,200 |
| Bridge rate | 11.25% IO · 24-month term |
| Pad fill plan | 6 vacant pads · 12 rent bumps at turnover |
| Stabilized NOI (pro forma) | ~$218,000/yr |
| Exit | DSCR refi or sale to MHP operator at 6.5% cap |
MHP bridge underwriting weights pad count, utility infrastructure, and rent upside more than cosmetic condition. Permanent buyers and DSCR lenders want 90%+ occupancy and documented utility billing before takeout. Full MHP guide: manufactured home community financing
When investors use commercial financing
| Scenario | Product fit |
|---|---|
| Off-market acquisition | Bridge for 14-day close, bank later |
| Value-add multifamily | Bridge LTC → DSCR refi after lease-up |
| Mixed-use reposition | Bridge through retail re-tenant → DSCR on blended income |
| Self-storage expansion | Bridge on C&S conversion → permanent on stabilized NOI |
| MHP pad fill | Bridge on business plan → DSCR or strategic sale |
| 1031 exchange gap | Short bridge between legs — 1031 bridge loans |
| Bank denial / maturity | Bridge after commercial loan bank denial |
| First commercial MF deal | First commercial multifamily loan checklist |
When NOT to use Jaken Finance Group commercial financing
Jaken Finance Group is a private credit investor lender — not a CMBS conduit, not an agency (Fannie/Freddie/FHA) originator, and not an SBA 504 shop. Route these elsewhere:
| Scenario | Why we are not the fit | Where to look |
|---|---|---|
| Agency multifamily (Fannie/Freddie) | We do not originate agency MBS paper | Agency lender or mortgage banker |
| CMBS conduit loan | No securitization channel | CMBS originator |
| FHA 223(f) / 221(d)(4) | Government-insured permanent | FHA-approved lender |
| Owner-occupied SBA 504 | Different product lane | SBA lender — see can investors use SBA |
| Core stabilized Class A at 55% LTV | Bank or life company wins on rate | Regional bank relationship |
| Ground-up development (no income) | Needs construction perm from bank or fund | Ground-up construction partners |
We do finance investor acquisition, value-add bridge, carry, and DSCR permanent on non-owner-occupied CRE where speed, flexible underwriting, or a documented exit matter more than the last 25 basis points on a ten-year Treasury spread.
Commercial financing by state
Select your state for bridge and commercial lending program detail:
Focus markets
- Florida commercial lending · Florida bridge loans
- Texas commercial lending · Texas bridge loans
- California commercial lending · California bridge loans
- Illinois commercial lending · Illinois bridge loans
- Georgia commercial lending · Georgia bridge loans
- North Carolina commercial lending · North Carolina bridge loans
- Pennsylvania commercial lending · Pennsylvania bridge loans
- South Carolina commercial lending · South Carolina bridge loans
- Indiana commercial lending · Indiana bridge loans
- Arizona commercial lending · Arizona bridge loans
- New York commercial lending · New York bridge loans
Jaken Finance Group originates nationwide from Illinois — state pages add local market context; the same investor programs apply in all 50 states.
How to apply for commercial real estate financing
Bring these items to the desk for a faster term sheet:
| Category | Documents |
|---|---|
| Property | Address, asset class, unit/pad count, purchase contract or payoff statement |
| Financials | T-12 or rent roll, pro forma for value-add, operating budget |
| Sponsor | Entity articles, operating agreement, personal financial statement, REO schedule |
| Business plan | Scope of work, timeline, exit (DSCR refi, sale, or 1031) |
| Third party | Phase I if required, insurance quote, property management agreement |
Apply online: commercial loan request
Talk to a lender: (833) 264-7776
Related checklists: commercial loan documents for investors · how to apply for a commercial real estate loan · commercial loan term sheet vs LOI vs commitment
Pair bridge with permanent exit
The investor CRE lifecycle runs bridge in, DSCR out:
- Acquire + reposition — commercial bridge at 8.99%–13.5% IO
- Execute business plan — lease-up, CapEx draws, rent growth
- Stabilize — T-12 or pro forma at target occupancy
- Refi to DSCR — permanent debt at 5.75%–10.5%, qualify on NOI
- Repeat — equity or cash-out funds the next acquisition
One lender relationship from acquisition through permanent hold reduces friction when the refi clock starts. Model every phase before you offer: commercial property calculator · DSCR calculator
Specialty commercial programs
- Cash-flow equity financing — unlock $200K–$3M from stabilized multifamily, hospitality, assisted living, CRE, and SFR portfolios without new property liens
- Commercial real estate loan for LLC — entity vesting and guaranty
- Small-balance commercial under $2M — boutique deal sizes
- Commercial loan with no tax returns — self-employed sponsors
- Office building bridge — vacancy and conversion plays
- Cannabis property bridge — licensed state RE
- C-PACE financing — energy and resiliency capital stack overlay
Get pre-qualified for commercial CRE financing
Whether you are buying your first 8-unit or adding a 100-pad MHP to the portfolio, commercial financing succeeds when the asset cash flow and exit are documented before the inspection period expires.
Examiner manuals and SBA 504 sit next to this desk — they are not this desk
Bank CRE officers work under interagency guidance. The FFIEC coordinates those federal examiners. That is one reason a community bank hesitates on a 14-day investor close or a specialty asset.
SBA 504 loans finance owner-occupied commercial real estate with a CDC and a bank. If you will run your company from the building, ask an SBA lender. If tenants pay the rent, use commercial loan request for bridge 8.99%–13.5% IO or DSCR 5.75%–10.5%.
Call (833) 264-7776 when you are unsure which occupancy test you are in.
Apply — commercial loan request · Commercial property loans by asset class · Bridge loans for investors · (833) 264-7776
How regulators talk about CRE versus how investors borrow
The FFIEC and bank CRE manuals treat commercial real estate as a concentration risk on a balance sheet. That is why a $1.1 million mixed-use file can sit in committee for six weeks. Investor bridge and DSCR are sized on the asset’s NOI or cost stack instead.
SBA 504 remains the owner-occupied path when you will occupy the building. Passive 8-units do not. Start on commercial loan request with the occupancy box filled in honestly.
Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. Jaken Finance Group finances non-owner-occupied investment property on qualified files.