Commercial Loans for Real Estate Investors
Mixed-use, commercial bridge, and transitional property financing. Asset-based underwriting — qualify on property performance, not personal income.
Commercial Loan Programs
Investor1st Funding works with a network of wholesale lending partners to source commercial capital across all major asset classes.
Blanket DSCR (5–20 Properties)
Bundle 5–20 separate residential rental properties (1–4 units each) into one DSCR portfolio loan. Qualify on combined rental income — no personal income docs.
- $500,000 – $5,000,000+
- Up to 75% LTV
- Minimum DSCR: 1.20x
- 30-year amortization available
- No personal income docs
Value-Add Multifamily
Acquisition and renovation financing for underperforming apartment buildings with clear value-add upside. Fund the purchase and rehab in one loan.
- 5–50 unit properties
- Up to 80% of total cost
- Based on stabilized NOI
- Interest reserve available
- Conversion projects considered
How Commercial Qualification Works
Commercial loans are underwritten on the property's financial performance — not the borrower's personal income. This makes them ideal for self-employed investors, high-net-worth individuals with complex financials, and portfolio builders scaling beyond single-family.
For DSCR multifamily loans, lenders calculate the property's Debt Service Coverage Ratio: Annual NOI ÷ Annual Debt Service. A DSCR of 1.20 means the property generates 20% more income than it costs to service the debt.
For bridge and transitional loans, approval is driven by the as-is value, the exit strategy, and the sponsor's track record. A clear plan to stabilize or refinance into permanent financing is the key underwriting consideration.