# TJA Consulting > Commercial real estate financing for small business owners and real estate investors — structured to close. TJA Consulting is a commercial finance advisory firm led by Tom Abbate, a specialist with more than 20 years in commercial real estate lending. TJA works directly with small business owners and real estate investors on transactions traditional banks decline — including self-employed borrowers, non-standard property types, complex ownership structures, and time-sensitive closings. Clients work with Tom from first call through closing with no handoffs and no junior staff. - Website: https://tjacommercial.com - Apply: https://apply.tjacommercial.com - Phone: (732) 682-8268 - Email: tom@tjacommercial.com - LinkedIn: https://www.linkedin.com/in/tomabbatelowrateabbate --- ## About TJA Source: https://tjacommercial.com/about-tja/ Tom Abbate has spent more than two decades placing commercial real estate financing for small business owners and real estate investors nationwide. His career spans both sides of the transaction — originating loans, negotiating terms, and managing relationships with national banks, regional lenders, credit unions, private capital sources, and SBA preferred lenders. That experience is why TJA clients see options they wouldn't find elsewhere. TJA Consulting was founded on a direct premise: borrowers deserve access to a senior specialist who understands their business, their property, and their goals. The person evaluating a deal is the person closing it. "The right loan, sized correctly, with the right lender. That's the entire job." — Tom Abbate ### Lender Network TJA maintains direct working relationships across the full capital stack: - National and regional banks - Credit unions and CDFIs - SBA 7(a) and 504 preferred lenders - Private capital and bridge lenders - Life insurance companies and CMBS conduits - Specialty stated-income and light-doc programs Most commercial financing fails because the deal goes to the wrong lender. Matching each deal to the right capital source is the core of TJA's practice. --- ## Why TJA Source: https://tjacommercial.com/why-tja/ ### 1. Difficult Deals Are the Specialty TJA's focus is deals that need structure: self-employed borrowers whose tax returns understate income, properties a national bank declines for reasons unrelated to the asset, time-sensitive closings that need a creative bridge into a permanent takeout, and unusual property types that don't fit standard underwriting boxes. After two decades of this work, TJA has a deeply earned sense of what closes — and what doesn't. ### 2. Lender Access That Matters Lender lists don't matter. Lender relationships do. TJA maintains direct, working relationships with national banks, regional lenders, credit unions, SBA preferred lenders, private capital, life companies, and specialty stated-income programs. The underwriting teams at those lenders return calls because TJA sends files that close. ### 3. Senior Attention From Day One When you call TJA, you reach Tom. When you submit a deal, Tom evaluates it. When conditions land, Tom negotiates them. There is no junior staff. The consistency means deals don't get dropped, repackaged, or misrepresented in transit. ### 4. Speed Without Shortcuts Speed comes from preparation, not pressure. TJA moves fast on the steps it controls — discovery, term sheet, file packaging, lender selection — and manages the steps it doesn't (appraisal, environmental, title) actively. Most clients have indicative terms within a week of the discovery call. Most well-prepared commercial mortgages close in 45–60 days. ### Client Testimonials "Tom found financing on a property two banks had already turned down. He understood the deal, knew which lender to call, and closed on time. We've sent him three more deals since." — Real Estate Investor, Multi-Family Portfolio "We needed an SBA 7(a) for an acquisition with a tight timeline. Tom walked us through the underwriting reality on day one — no surprises, no wasted time. The deal closed exactly the way he laid it out." — Small Business Owner, Service Industry "Stated-income programs aren't easy to find anymore, especially for commercial. Tom had two solid options within 48 hours. Straightforward, professional, and the rate was better than I expected." — Self-Employed Property Owner --- ## Our Process Source: https://tjacommercial.com/our-process/ TJA's process is designed to remove uncertainty. Below is exactly what happens at each stage, what is needed, and the realistic timeline. ### Step 1: Discovery Call (20–30 minutes) A direct conversation with Tom about the property, goals, and financial picture. No application, no commitment. By the end, the borrower has a candid read on whether TJA can structure something and what that looks like. ### Step 2: Term Sheet & Strategy (typically within one week) TJA identifies the right lender or lender set for the deal, presents indicative terms, and walks through trade-offs — rate, leverage, recourse, prepayment, term length — side by side. The borrower chooses the path forward. ### Step 3: Application & Submission (1–2 weeks once documents are gathered) TJA collects what the lender needs, organizes it the way underwriters want to see it, and submits. A well-packaged file accelerates underwriting. ### Step 4: Underwriting & Negotiation (3–6 weeks for most commercial deals) TJA manages the back-and-forth between the borrower and lender, pushes back on conditions that don't make sense, and negotiates the strongest terms the file supports. No silence, no surprises. ### Step 5: Closing (1–3 weeks after clear-to-close) TJA coordinates with title, attorney, lender, and any third parties through to funding. ### Typical Document Checklist **Borrower / Sponsor** - Personal financial statement (current within 90 days) - Last 2–3 years of personal tax returns - Schedule of real estate owned - Government-issued ID and proof of address - Resume or background summary for the principal sponsor **Business Entity** - Last 2–3 years of business tax returns - Year-to-date profit & loss and balance sheet - Articles of organization, operating agreement, or equivalent - EIN documentation - List of business debts and obligations **Property** - Purchase contract or current loan documents (for refinance) - Rent roll and trailing 12-month operating statement (for income property) - Most recent appraisal (if available) - Property tax records and insurance declaration - Photos and a brief property description ### Realistic Timelines - Conventional commercial mortgage (existing income property): 45–60 days from term sheet acceptance to funding - SBA 7(a) and 504: 60–90 days - Bridge and stated-income programs: sometimes 30 days or less on a clean file --- ## Financing Programs Source: https://tjacommercial.com/financing-programs/ TJA works exclusively in commercial real estate financing across three core program categories and the full spectrum of commercial property types. --- ### Commercial Mortgages Source: https://tjacommercial.com/financing-programs/commercial-mortgages/ Purchase, rate-and-term refinance, and cash-out financing on income-producing commercial real estate. TJA places these transactions with national banks, regional lenders, credit unions, life insurance companies, CMBS conduits, and private capital sources. **Best Fit For:** - Acquiring or refinancing income-producing commercial real estate - Properties generating rental income (multi-family, retail, office, mixed-use, industrial, hospitality, self-storage, special-use) - Leverage between 60% and 80% of property value - Terms of 5, 7, or 10 years with amortization up to 30 years - Deals declined by a primary bank for reasons unrelated to the asset **Program Parameters:** | Parameter | Typical Range | |---|---| | Loan Size | $250K – $50M+ | | Loan-to-Value | Up to 80% | | Debt Service Coverage | 1.20x minimum | | Term Length | 5, 7, or 10 years | | Amortization | Up to 30 years | | Rate Type | Fixed or floating | | Recourse | Recourse or non-recourse | | Prepayment | Step-down, yield maintenance, or open | **Closing Timeline:** 45–60 days from term sheet acceptance **FAQ Highlights:** - Minimum down payment: 20–30% depending on property type and lender (SBA owner-occupied can go as low as 10%) - Cash-out refinancing typically available up to 65–75% of current property value - Non-recourse structures common above $1M on stabilized properties through CMBS, life companies, and select bank programs - A bank decline rarely means a deal isn't financeable — it usually means the wrong lender was approached - TJA compensation varies by deal and lender; no application fees, evaluation fees, or surprise charges --- ### SBA Loans Source: https://tjacommercial.com/financing-programs/sba-loans/ SBA 7(a) and SBA 504 financing for owner-occupied commercial real estate, business acquisition, and expansion. SBA programs offer the most attractive financing structure available to small business owners using commercial real estate in their operations — long terms, low down payments, and government-backed guarantees. SBA is not a fit for passive real estate investors; owner-occupancy is a hard requirement. **SBA 7(a) — The Flexible Workhorse** The broader program. Can finance owner-occupied real estate, business acquisitions, equipment, working capital, debt refinancing, and expansion — sometimes in a single loan. Maximum loan size: $5M. | Parameter | Typical Range | |---|---| | Maximum Loan | $5,000,000 | | Use of Proceeds | Real estate, acquisition, equipment, working capital, refinance | | Down Payment | 10–25% typical | | Term Length | Up to 25 years for real estate; 10 years for non-real-estate | | Rate | Variable, tied to Prime + spread; fixed-rate options available | | Owner Occupancy | 51% existing / 60% new construction (hard requirement) | | Personal Guarantee | Required from 20%+ owners | **SBA 504 — The Real Estate & Equipment Specialist** Designed for fixed-asset financing — owner-occupied real estate and major equipment. Structure: 50% conventional first-lien lender + 40% SBA-backed CDC + 10% borrower (15% for special-use or new businesses). The 504 SBA portion offers below-market fixed rates. | Parameter | Typical Range | |---|---| | Maximum SBA Portion | $5,500,000 (total project can exceed $10M) | | Down Payment | 10% standard / 15% special cases | | Term Length | 10, 20, or 25 years on SBA portion | | Rate | Fixed below-market on SBA portion | | Owner Occupancy | 51% existing / 60% new construction (hard requirement) | **Closing Timeline:** 60–90 days from term sheet to funding **FAQ Highlights:** - 504 typically offers a better total cost of capital for owner-occupied real estate above $1M; 7(a) is more flexible for smaller deals or when working capital is also needed - SBA cannot be used for investment properties — owner-occupancy is required - Personal guarantees required from any owner with 20%+ equity — non-negotiable under SBA rules - SBA 7(a) can refinance qualifying business debt under certain circumstances; SBA 504 has a dedicated Refinance program for existing real estate debt --- ### Stated & Light-Doc Programs Source: https://tjacommercial.com/financing-programs/stated-light-doc/ Streamlined-documentation commercial financing for self-employed borrowers, real estate investors, and operators whose tax returns understate true income. These programs evaluate the borrower and deal through bank statements, property cash flow, asset reserves, or a combination — rather than tax-return-derived income. The documentation is reduced; the underwriting standard is not. **Best Fit For:** - Self-employed borrowers whose tax returns understate true income - Real estate investors financing non-owner-occupied properties - Operators with significant deductions through pass-through entities - Borrowers with substantial liquid assets but inconsistent W-2 income - Deals declined for income/DTI reasons unrelated to property fundamentals - Closings that can't accommodate traditional full-documentation underwriting timelines **Available Program Structures:** 1. **Bank Statement Programs** — Income qualification based on 12 or 24 months of business or personal bank statements. Best for self-employed borrowers with strong banking but lean tax returns. 2. **DSCR Programs** — Qualification based entirely on the property's cash flow (typically 1.0x–1.25x DSCR minimum). Best for real estate investors and non-owner-occupied properties. 3. **Asset-Based Programs** — Qualification based on liquid assets (portfolios, cash reserves, retirement accounts) depleted over a calculation period. Best for high-net-worth borrowers with limited current income but substantial wealth. **Program Parameters:** | Parameter | Typical Range | |---|---| | Loan Size | $250K – $10M+ | | Loan-to-Value | Up to 75% (65–70% more typical for stronger pricing) | | DSCR Minimum | 1.0x – 1.25x | | Term Length | 5, 7, 10, or 30 years | | Amortization | Up to 30 years; interest-only available on select programs | | Documentation | Bank statements, P&L, or DSCR-only; no tax returns required on most programs | | Foreign Nationals | Accepted on select programs | **Closing Timeline:** Often 30 days or less on a clean file **FAQ Highlights:** - Modern stated and light-doc programs are far more rigorous than pre-2008 no-doc loans; income is still documented, just not exclusively through tax returns - Rate premium vs. conventional: typically 50–150 basis points above comparable conventional rates - These programs apply to investment and non-owner-occupied properties; for owner-occupied commercial, see SBA Loans or Commercial Mortgages - Most programs are available nationally; availability confirmed by property state during discovery call --- ## Property Types Source: https://tjacommercial.com/property-types/ Every commercial property type has a different lender pool. TJA covers both mainstream types most lenders compete for and specialty types most lenders avoid. ### Mainstream Property Types - **Multi-Family / Apartments** — 5-unit buildings to large apartment communities. Strong lender appetite across agency programs (Fannie Mae, Freddie Mac), banks, life companies, and CMBS. - **Retail** — Strip centers, anchored centers, single-tenant net lease, freestanding retail. Execution depends on tenant credit, lease terms, and location. - **Office** — Suburban and urban office, medical office, professional buildings. Lender underwriting has tightened; lender selection matters more here than elsewhere. - **Mixed-Use** — Properties combining residential, retail, office, or other uses. Ideal for relationship-based regional banks and specialty programs. - **Industrial / Warehouse** — Distribution, light manufacturing, flex, cold storage, last-mile logistics. Multiple lender pools competing for quality deals. ### Specialty Property Types - **Hospitality / Hotels** — Limited-service, full-service, extended-stay, boutique. Flag, location, and operating performance all factor. SBA 7(a), CMBS, and specialty hospitality lenders all active. - **Self-Storage** — Stabilized, value-add, and ground-up. Dedicated lender ecosystem with specialized underwriting. - **Mobile Home / Manufactured Housing** — Stabilized parks and value-add. Specialized lender pool that understands lot rent dynamics and park economics. - **Gas Stations & Convenience** — Branded and unbranded fuel-and-convenience properties. Environmental due diligence is significant. SBA 7(a) frequently the right execution. - **Automotive** — Auto repair, body shops, dealerships, car wash properties. Specialty lenders and SBA programs. - **Religious Facilities** — Churches, synagogues, mosques, other religious-use properties. Limited but real lender pool with specialty programs. - **Restaurants & Food Service** — Owner-occupied restaurant real estate, brewery/distillery facilities. SBA fits owner-users; conventional and specialty lenders for investor-owned. - **Other Specialty Types** — Daycare facilities, funeral homes, marinas, RV parks, golf courses, and other specialty categories. Specialty properties reward specialty knowledge. TJA has placed financing across most categories. If a property has been called hard to finance, that is typically when TJA adds the most value. --- ## Contact - Website: https://tjacommercial.com/contact/ - Apply Online: https://apply.tjacommercial.com/ - Phone: (732) 682-8268 - Email: tom@tjacommercial.com - LinkedIn: https://www.linkedin.com/in/tomabbatelowrateabbate © 2026 TJA Consulting, Inc. All rights reserved.