Commercial Real Estate Financing & Investment Property Loans, Structured to Close
Based on cash flow, collateral, and long-term goals.
Who we help
Our commercial and investment real estate financing solutions support a wide range of borrowers and property strategies.
Real Estate Investors
Financing structured to maximize leverage, cash flow, and portfolio growth.
- Acquire or refinance income-producing properties
- Stabilize or reposition assets
- Scale single assets or portfolios
Real Estate Investors
Financing structured to maximize leverage, cash flow, and portfolio growth.
- Acquire or refinance income-producing properties
- Stabilize or reposition assets
- Scale single assets or portfolios
Residential Investment Property Owners (Non-Owner Occupied)
Loans based on property income and value, not personal (W-2) income.
- Single-family rentals (SFR)
- 2–4 unit multifamily
- Small to mid-size apartment buildings
- Mixed-use residential
Residential Investment Property Owners (Non-Owner Occupied)
Loans based on property income and value, not personal (W-2) income.
- Single-family rentals (SFR)
- 2–4 unit multifamily
- Small to mid-size apartment buildings
- Mixed-use residential
Owner-Occupied Commercial Property Owners
Long-term financing that supports both the property and the operating business.
- Office, retail, industrial
- Medical and professional buildings
- Warehouses and logistics
- Hospitality and specialty-use properties
Owner-Occupied Commercial Property Owners
Long-term financing that supports both the property and the operating business.
- Office, retail, industrial
- Medical and professional buildings
- Warehouses and logistics
- Hospitality and specialty-use properties
Types of Real Estate Financing
We help business owners and investors access the right financing structure based on the property type, cash flow profile, and long-term strategy.
- SBA 504 Loans – Ideal for owner-occupied commercial properties with longer terms and lower down payments
- Conventional Commercial Mortgages – Bank and non-bank loans for stabilized commercial properties
- Investment Property Loans – Financing for income-producing properties held for return
- Bridge Loans – Short-term financing for acquisitions, repositioning, or time-sensitive opportunities
- Construction & Renovation Loans – Funding for ground-up builds or major improvements
- Cash-Out Refinance – Unlock equity from existing property to reinvest or improve liquidity
We help business owners and investors access the right financing structure based on the property type, cash flow profile, and long-term strategy.
- SBA 504 Loans – Ideal for owner-occupied commercial properties with longer terms and lower down payments
- Conventional Commercial Mortgages – Bank and non-bank loans for stabilized commercial properties
- Investment Property Loans – Financing for income-producing properties held for return
- Bridge Loans – Short-term financing for acquisitions, repositioning, or time-sensitive opportunities
- Construction & Renovation Loans – Funding for ground-up builds or major improvements
- Cash-Out Refinance – Unlock equity from existing property to reinvest or improve liquidity
👉 Not sure which tyle of loan you need? We will help you decide →
Basic requirements | How loan structure is determined
Commercial and investment real estate loans are structured based on several key factors:
- Property address, type and condition
- Metro vs. rural area
- Property income and cash flow performance or projection (if non-owner occupied)
- Loan purpose (purchase, refinance, construction)
- Borrower/Guarantor(s) experience and financial profile
- Market conditions and risk profile
We evaluate these upfront to align your deal with a lender whose appetite, structure, and timelines fits, to give you the best possible options.
Commercial and investment real estate loans are structured based on several key factors:
- Property address, type and condition
- Metro vs. rural area
- Property icome and cash flow performance or projection (if non-owner occupied)
- Loan purpose (purchase, refinance, construction)
- Borrower/Guarantor(s) experience and financial profile
- Market conditions and risk profile
We evaluate these upfront to align your deal with a lender whose appetite, structure, and timelines fits, to give you the best possible options.
Is This the Right Fit?
Is This the Right Fit?
We work best with business owners and investors who value clarity, follow-through, and long-term relationships; not just the lowest advertised rate.
We will tell you early if your deal is feasible and why
We work best with business owners and investors who value clarity, follow-through, and long-term relationships; not just the lowest advertised rate.
We will tell you early if your deal is feasible and why
What can you expect?
Loan programs, timelines and terms
Loan programs, timelines and terms
| Loan Type | Typical Loan Size | Funding Timeline | Equity injection / Amount financed |
|---|---|---|---|
| SBA 504 Loans | $350K – $5M | 60–120 days | As little as 10% down |
| Conventional Commercial Mortgages | $350K – $50M | 20–45 days | 15–25% down; up to 100% financing in select cases |
| Investment Property Loans | $400K – $80M | 10–30 days | 15–25% down; up to 100% financing in select cases |
| Bridge Loans | $50K – $20M | 10–30 days | 15–30% down; up to 100% financing in select cases |
| Construction & Renovation Loans | $20K – $70M | 10–45 days | 15–30% down; up to 100% financing in select cases |
| Cash-Out Refinance | $50K – $50M | 10–30 days | Up to 75% LTV or ARV; up to 85% in select cases |
| Loan Type | Typical Loan Size | Funding Timeline | Equity injection / Amount financed |
|---|---|---|---|
| SBA 504 Loans | $350K – $5M | 60–120 days | As little as 10% down |
| Conventional Commercial Mortgages | $350K – $50M | 20–45 days | 15–25% down; up to 100% financing in select cases |
| Investment Property Loans | $400K – $80M | 10–30 days | 15–25% down; up to 100% financing in select cases |
| Bridge Loans | $50K – $20M | 10–30 days | 15–30% down; up to 100% financing in select cases |
| Construction & Renovation Loans | $20K – $70M | 10–45 days | 15–30% down; up to 100% financing in select cases |
| Cash-Out Refinance | $50K – $50M | 10–30 days | Up to 75% LTV or ARV; up to 85% in select cases |
Higher leverage structures may involve layered capital or additional collateral.
👉 Not sure which structure fits your deal? Discuss your financing options →
Pricing & fees
Typical total cost: ~2%–5% of the loan amount
- Includes all associated deal costs, such as:
- Origination & structuring
- Third-party reports & appraisals
Legal, closing, and lender fees
- Fees scale with loan size
- Smaller loans → higher relative percentage
- Larger loans → lower relative percentage
👉 We explain all costs upfront, no surprises later. Request a fee overview →
Payment structure
Varies by loan type and lender
- Options may include:
- Full amortization
- Balloon payments
Interest-only periods (common for bridge loans)
- Construction loans
- Interest calculated on drawn balance only
Keeps early payments lower during construction
Select programs offer no prepayment penalties
👉 We design payment structures around cash flow, not just rates. Talk through structures →
Contract terms
- Bridge loans: 12–18 months
- Intermediate-term financing: 5–10 years
Long-term options: Up to 25–35 years
Credit considerations
Approval focuses primarily on:
Borrower & guarantor financial strength
Relevant experience
- Collateral quality and coverage
- Larger and/or additional collateral can materially improve terms
- Example: A $1M loan secured by $1.5M in collateral will qualify for better pricing and higher leverage
Experienced sponsors with additional collateral often benefit from:
- Reduced rates
- Higher leverage
- Greater structural flexibility
👉 We position your deal to lenders before submission. Review your deal strength →
Pricing & fees
Typical total cost: ~2%–5% of the loan amount
- Includes all associated deal costs, such as:
- Origination & structuring
- Third-party reports & appraisals
Legal, closing, and lender fees
- Fees scale with loan size
- Smaller loans → higher relative percentage
- Larger loans → lower relative percentage
👉 We explain all costs upfront, no surprises later. Request a fee overview →
Payment structure
Varies by loan type and lender
- Options may include:
- Full amortization
- Balloon payments
Interest-only periods (common for bridge loans)
- Construction loans
- Interest calculated on drawn balance only
Keeps early payments lower during construction
Select programs offer no prepayment penalties
👉 We design payment structures around cash flow, not just rates. Talk through structures →
Contract terms
- Bridge loans: 12–18 months
- Intermediate-term financing: 5–10 years
Long-term options: Up to 25–35 years
Credit considerations
Approval focuses primarily on:
Borrower & guarantor financial strength
Relevant experience
- Collateral quality and coverage
- Larger and/or additional collateral can materially improve terms
- Example: A $1M loan secured by $1.5M in collateral will qualify for better pricing and higher leverage
Experienced sponsors with additional collateral often benefit from:
- Reduced rates
- Higher leverage
- Greater structural flexibility
👉 We position your deal to lenders before submission. Review your deal strength →
Why clients work with FullHorn Finance
• Access to bank and non-bank lenders
• One point of contact from structure to close
• Honest feasibility feedback before submission
• Experience across owner-occupied and investment assets
