- Financing Programs · Commercial Mortgages
Built for the deals that matter to you.
From $250K to $50M, across the full range of commercial property types.
Commercial mortgages are the core of TJA’s practice. We place purchase, rate-and-term refinance, and cash-out financing on income-producing commercial real estate across the country working with national banks, regional lenders, credit unions, life insurance companies, CMBS conduits, and private capital sources to match each deal with the right execution.
Most commercial mortgage requests fall into one of four buckets: stabilized properties seeking the lowest rate, value-add properties needing flexibility to reposition, special-use properties most banks won’t underwrite, and time-sensitive acquisitions that need to close on a tight schedule. Each calls for a different lender mix — and that’s where TJA’s relationships do the work.
- Best Fit For
This program is a fit if:
- You're acquiring or refinancing income-producing commercial real estate
- Your property generates rental income (multi-family, retail, office, mixed-use, industrial, hospitality, self-storage, or special-use)
- You need leverage between 60% and 80% of property value
- You're seeking terms of 5, 7, or 10 years with amortization up to 30 years
- You want to compare conventional, CMBS, and life-company executions on the same deal
- Your deal has been declined by your primary bank for reasons unrelated to the asset
- Program Parameters
What this looks like on paper.
| Parameter | Typical Range | Notes |
|---|---|---|
| Loan Size | $250K – $50M+ | Larger transactions considered case-by-case |
| Loan-to-Value | Up to 80% | Property type and lender dependent |
| Debt Service Coverage | 1.20x minimum | Stronger DSCR widens lender options |
| Term Length | 5, 7, or 10 years | Longer fixed-rate periods available with select lenders |
| Amortization | Up to 30 years | Interest-only periods available on select programs |
| Rate Type | Fixed or floating | Rate locks available at term sheet stage with most lenders |
| Recourse | Recourse or non-recourse | Non-recourse typical above $1M and on stabilized assets |
| Prepayment | Step-down, yield maintenance, or open | Structure varies by lender and term |
| Property Types | Multi-family, retail, office, mixed-use, industrial, special-use | See full list on Property Types page |
All rates, terms, and structures are subject to change and lender approval. Specific loan parameters depend on property characteristics, borrower profile, and market conditions at the time of application.
- Process Snapshot
01
Discovery call
A direct conversation about the property, the borrower, and the goal. Indicative parameters within 24–48 hours.
02
Term sheet
We present real lender options with side-by-side terms. You select the path forward.
03
Application & underwriting
We package the file, submit, and manage underwriting through to clear-to-close.
04
Closing
Coordinated execution to funding, typically 45–60 days from term sheet acceptance.
- FaQs
Frequently Asked Questions
How quickly can a commercial mortgage close?
Most well-prepared commercial mortgages close 45–60 days from term sheet acceptance. Stabilized refinances move faster; complex value-add deals or unusual property types take longer. We’ll give you a realistic timeline before you commit.
What's the minimum down payment for a commercial purchase?
Most conventional commercial mortgages require 20–30% down depending on property type, borrower profile, and lender. SBA owner-occupied programs can go as low as 10% see our SBA Loans page for details.
Do you work with stated-income or self-employed borrowers?
Yes. We have direct relationships with lenders who specialize in stated-income and lightdocumentation commercial financing. See our Stated & Light-Doc Programs page for the specific structures available.
Can I refinance to pull cash out?
Yes, on most income-producing properties. Cash-out refinancing typically allows you to access up to 65–75% of current property value. Use of proceeds, property type, and seasoning all factor into specific terms.
What if my deal has been declined by my bank?
That’s most of our practice. A bank decline rarely means the deal isn’t financeable it usually means it didn’t fit that specific lender’s credit box. We’ll evaluate why it was declined and identify lenders whose programs actually fit the deal.
Do you handle non-recourse financing?
Yes. Non-recourse structures are common above $1M on stabilized properties through CMBS conduits, life companies, and select bank programs. Recourse versus non-recourse is often a tradeoff against rate and leverage we’ll show you both sides.
What documents do I need to start?
For an initial conversation, nothing. For a formal term sheet, we’ll typically need 2–3 years of tax returns (personal and business), a current personal financial statement, a real estate schedule, and basic property information. The full document checklist is on our Process page.
Are there fees to work with TJA?
TJA’s compensation structure varies by deal and lender. We’ll explain exactly how we get paid before you authorize a submission. There are never application fees, evaluation fees, or surprisem charges.
Ready to discuss your commercial mortgage?
Tell us about the property and your goals. We’ll come back with terms or a straight answer.