Requirements vary dramatically by lender and loan product. A CMBS lender cares about different metrics than an SBA lender. This guide breaks down exactly what each program requires — so you know where you qualify before you apply.

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660–700+

Credit Score Range

1.20x+

Min DSCR

10–35%

Down Payment

6 Types

Compared

REQUIREMENTS COMPARISON

What Each Loan Type Requires

This is the table competitors don’t show. Requirements differ by loan type — a blanket rejection from one program doesn’t mean you’re unqualified everywhere.

Conventional Bank

Credit680+

Down Payment20 – 25%

DSCR1.20x – 1.25x

Max LTV75 – 80%

ExperiencePreferred

RecourseFull recourse

View program →

CMBS / Conduit

Credit660+ (property-focused)

Down Payment25 – 35%

DSCR1.20x – 1.25x

Debt Yield8 – 10%+

Min Loan$2M+

RecourseNon-recourse

View program →

SBA 504

Credit680+

Down Payment10%

DSCR1.25x+

Occupancy51%+ owner

Net Worth<$15M

Time in Biz2+ years

View program →

SBA 7(a)

Credit680+

Down Payment10 – 15%

DSCR1.15x – 1.25x

Occupancy51%+ owner

Net Worth<$15M

Guarantee20%+ owners

View program →

Bridge Loan

Credit640+ (asset-based)

Down Payment20 – 35%

DSCRNot always required

Experience2+ projects

Exit PlanRequired

Speed14 – 30 days

View program →

DSCR Loan

Credit660+

Down Payment20 – 25%

DSCR1.0x – 1.25x

Income DocsNot required

EntityLLC required

Best forInvestors, no W-2

View program →

THE 4 PILLARS OF CRE UNDERWRITING

What Every Lender Evaluates

Regardless of loan type, every CRE lender evaluates these four dimensions. Strengthening any one of them improves your terms across all programs.

DSCR

Property Cash Flow

NOI ÷ Annual Debt Service. The #1 sizing constraint. Higher DSCR = larger loan, lower rate. Most lenders require 1.20x–1.25x minimum. Calculate yours with our DSCR Calculator.

LTV

Leverage & Equity

Loan Amount ÷ Property Value. Determines your down payment. Bank: 75–80%. SBA: up to 90%. CMBS: 65–75%. More equity = better rate. Check with our LTV Calculator.

LIQ

Liquidity & Reserves

Cash and liquid assets available after closing. Lenders want 6–12 months of debt service in reserves to handle vacancy, repairs, or leasing delays. Cash is king in underwriting.

Net Worth & Credit

Personal net worth equal to or exceeding the loan amount is a common benchmark. Combined with 680+ credit score and clean payment history. Guarantors with 20%+ ownership must qualify.

DOCUMENT CHECKLIST

What You Need Before Applying

Having these documents ready before you apply is the single biggest factor in reducing your closing timeline. Incomplete packages are the #1 cause of delays and deal failures.

Financial Statements

Personal Financial Statement (PFS), Schedule of Real Estate Owned (SREO), 2–3 years of personal and business tax returns, year-to-date P&L.

Property Financials

Trailing 12-month operating statement, current rent roll with lease terms, 2–3 year historical P&L, and property tax bills.

Entity Documents

Articles of Organization/Incorporation, Operating Agreement, EIN letter, and certificates of good standing for your LLC or corporation.

Property Reports

Recent appraisal (if available), Phase I Environmental, property condition report, and ALTA survey. Lender will order new ones but existing copies speed review.

Business Plan

Acquisition thesis, renovation plan (if value-add), tenant retention strategy, hold period, and exit strategy. The more detailed, the stronger your application.

Purchase Contract

Fully executed purchase and sale agreement with all amendments, addenda, and extension letters. Title commitment or preliminary title report if available.

Download our complete checklist: CRE Document Checklist by Loan Type →

FREQUENTLY ASKED QUESTIONS

CRE Loan Qualification FAQ

I was declined by a bank. Does that mean I can’t get a CRE loan?

Not at all. Bank requirements are among the strictest. DSCR loans, bridge lenders, and private capital have completely different qualification criteria focused on the property rather than the borrower. A decline from one lender type says nothing about your eligibility with others.

What credit score do I actually need?

It depends on the loan type. SBA and bank loans typically require 680+. CMBS lenders focus primarily on the property and may accept 660+. DSCR loans start at 660+. Bridge and hard money lenders may accept 620+ with strong collateral. Our advisors match you to the right program for your credit profile.

Can I qualify without personal income documentation?

Yes. DSCR loans are specifically designed for this. They qualify based entirely on the property’s rental income vs. debt service — no personal tax returns, W-2s, or income verification required. Perfect for self-employed investors and business owners with complex tax returns.

How much post-closing liquidity do lenders require?

Typical requirement is 6–12 months of debt service payments in liquid assets (cash, money market, stocks) after closing. CMBS lenders may require additional reserves for tenant improvements and capital expenditures. SBA programs are more flexible on reserves.

Do I need prior CRE experience to get a loan?

For bank and CMBS loans, experience is preferred but not always required for stabilized acquisitions. Bridge and value-add lenders typically want 2–3 completed projects. SBA programs focus more on business operations than real estate experience. First-time investors should consider partnering with experienced sponsors.

How can I improve my chances of approval?

Four things: increase your down payment (more equity = better terms), improve property DSCR (negotiate higher rents or lower purchase price), build post-closing reserves (6–12 months), and prepare a complete document package before applying. Our calculators can help you model the numbers.

Not Sure if You Qualify?

Our advisors evaluate your profile against all 6 loan programs simultaneously. Free pre-assessment, no credit pull, 48-hour response with specific program recommendations.

Check My Eligibility →

Loan Programs

Every CRE Financing Structure, One Platform

From conventional mortgages to bridge loans — compare real options across 12 distinct programs.

CRE Loan Overview

How commercial loans work, common structures, and what lenders evaluate

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Qualification Requirements

DSCR, credit score, down payment, and documentation checklist

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Current CRE Rates

Rate ranges by property type, loan structure, and borrower profile

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CMBS Loans

Non-recourse financing with competitive fixed rates for stabilized commercial properties

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Bridge Loans

Short-term financing for acquisitions, repositioning, or refinancing

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DSCR Loans

Income-based qualification without personal income documentation

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CRE Refinancing

Lower rates, better structure, or access equity from existing property

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Owner-Occupied

Buy the building your business operates in with SBA 504 or conventional

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Cash-Out Refinance

Access equity from your commercial property for expansion or acquisition

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Hard Money Takeout

Exit bridge or hard money loans with conventional or SBA refinancing

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Investment Property

DSCR and conventional financing for income-producing properties

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Tenant Improvement

Finance buildout and renovation through CRE loans or SBA programs

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Our 6 commitments to every borrower

Other lenders make promises.
We put them in writing.

Every commitment below exists because real borrowers got burned without it. We built BestLoanUSA to be the lender we wished existed.

Hidden Fees

No surprise charges at closing. Every cost disclosed upfront in writing before you commit.

48hr

Pre-Qualification

Know where you stand within one business day — not weeks or months of silence.

Dedicated Advisor

One point of contact from application to closing. No handoffs, no ghosting, no runaround.

Day 1

Complete Checklist

Full document requirements on your first call. No mid-process surprises asking for "one more thing."

100%

Upfront Pricing

The rate and terms you're quoted are the rate and terms you close on. Period.

5 min

Application

One simple form, multiple lender options. Stop repeating yourself to dozens of brokers.

Start Your Free Application →

· No commitment required

Why borrowers switch to us

Five things your last lender should have done.

Borrowers don't come to us because lending is complicated. They come because someone else made it harder than it needed to be.

1
48 hours to clarity. You'll know exactly where you stand — not wonder for months.
2
Every dollar in writing. The rate and fees you see on day one are the ones you sign at closing.
3
One advisor, start to finish. No handoffs. No vanishing acts. One person who knows your deal.
4
Full checklist, first call. Every document listed upfront. No mid-process surprises.
5
We earn when you close. No upfront fees. Our only incentive is your funded deal.

“I’ve spent over a decade watching good borrowers lose money to a broken process. BestLoanUSA exists so that stops happening.”

Jason Kim

Managing Director, Commercial Lending

See the difference yourself →

CRE Loan Requirements by Loan Type

What Each Loan Type Requires

What Every Lender Evaluates

What You Need Before Applying

CRE Loan Qualification FAQ

Not Sure if You Qualify?

Every CRE Financing Structure, One Platform

CRE Loan Overview

Qualification Requirements

Current CRE Rates

CMBS Loans

Bridge Loans

DSCR Loans

CRE Refinancing

Owner-Occupied

Cash-Out Refinance

Hard Money Takeout

Investment Property

Tenant Improvement

Other lenders make promises.We put them in writing.

Five things your last lender should have done.

Other lenders make promises.
We put them in writing.