Financing programs · Commercial Real Estate

Non-Bank Commercial Mortgages

Commercial property financing when traditional bank guidelines don’t fit.

A bank’s decline doesn’t have to end your opportunity. FOCUS Lending helps commercial property investors and business owners explore non-bank mortgage options for purchases, refinancing and accessing property equity.

Depending on the program, qualification may use traditional financial documentation, property rental cash flow, business bank statements or a streamlined approach without income documentation.

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Who these programs may fit

These options may suit investors and business owners whose financing requests fall outside a traditional bank’s guidelines—for example, when tax returns do not fully reflect business cash flow or an eligible property needs a different underwriting approach.

Non-bank financing still requires lender approval. Credit, property value, cash flow where applicable, leverage and other program requirements remain part of the review.

Four ways to qualify

Full Documentation

For eligible investment properties and owner-occupied commercial properties. This option uses personal and business tax returns as part of the lender’s financial review.

Lite Doc Investor

For eligible investment properties. This option does not require tax returns and uses the property’s cash flow alongside other lender requirements.

No Doc Streamline

For eligible investment and owner-occupied commercial properties. The program does not require income documentation, but credit, property, equity and other underwriting requirements still apply.

Commercial Bank Statement

For eligible owner-occupied commercial properties. This option uses 12 consecutive months of business bank statements as part of qualification.

Program availability and documentation requirements vary by lender and transaction.

What can be financed?

Available financing purposes include:

Purchasing an eligible commercial property.
Refinancing an existing commercial mortgage.
Cash-out refinancing, subject to available equity and lender limits.

Eligible property types may include multifamily, mixed-use, retail, office, warehouses, light industrial, self-storage, mobile home parks, restaurants, bars, daycare centers and automotive properties.

Property eligibility is subject to lender review.

Understand the financing structure

Depending on the program, available structures may include 30-year fixed-rate loans or five-year adjustable-rate mortgages, with different amortization options.

We help you review the actual loan term, payment schedule, rate structure and prepayment provisions before deciding whether an option fits your plans.

Non-bank financing may carry higher interest rates and fees than conventional bank financing. Some programs also impose substantial prepayment charges. Your expected ownership period, sale plans and refinancing strategy matter when comparing options.

Frequently asked questions

Can I qualify without providing tax returns?

Some investor programs do not require tax returns. Other options use business bank statements or a streamlined documentation approach. The appropriate program depends on the property, occupancy and borrower profile.

Does “no income documentation” mean automatic approval?

No. It describes a documentation option. The lender still evaluates the application against its credit, property, leverage and other underwriting requirements.

Can I finance the building my business occupies?

Certain programs support owner-occupied commercial properties, including full-documentation, streamlined and business bank-statement options.

Are these residential home loans?

This offering focuses on commercial investment properties and business premises. The owner-occupied options refer to commercial properties occupied by the borrower’s business.

Can I refinance into a bank loan later?

That may be possible, but future financing is not guaranteed. Prepayment charges can affect the cost of refinancing or selling, so we review those provisions against your plans.

How FOCUS Lending helps

FOCUS Lending Inc. is a commercial financing advisory and brokerage firm based in Columbus, Ohio, serving borrowers nationwide.

We review your financing request, identify potential program fits, prepare the lender package and help you compare available terms through closing.

We arrange financing and do not make loans directly. FOCUS Lending may receive compensation from the borrower, the lender, or both; applicable fees and compensation arrangements are disclosed during the financing process.

Tell us about your property

Start with the property address, property type, purchase price or estimated value, requested loan amount, investment or business occupancy, and financing purpose.

We’ll review the request and explain the next steps.