Commercial Mortgage Broker in Houston
Apartment loans from 5 units, 2 to 4 unit rental loans, bridge, construction, and owner user buildings. One broker, a panel of lenders, options instead of one quote.
Loan programs we broker
| Program | Typical use | What drives approval |
|---|---|---|
| Apartment loans, 5 to 50 units | Stabilized buildings, refinance, acquisition | Debt service coverage on actual rents, 65 to 80 percent loan to value, borrower liquidity and experience |
| DSCR rental loans, 1 to 8 units | Fourplexes, new build duplex packages, small apartment buildings | Property rent versus payment. No tax returns or W-2s. Entity or personal vesting |
| Bridge and value add | Vacant or under rented buildings, fast closings, rehab budgets | As is and after repair value, business plan, exit (sale or refinance), experience |
| Ground up construction | Spec homes, 2 to 4 unit builds, small multifamily, multi lot packages | Cost budget, plans and permits, track record, liquidity, draw schedule. See builder construction loans |
| Owner user buildings | A business buying its shop, warehouse, or office | Business cash flow, occupancy of the building, down payment, lease up of any excess space |
| Land and lot loans | Infill lots, acreage, holds before construction | Use and exit plan, down payment of 25 to 50 percent, entitlement and utility status |
No program names, rates, or lender names are quoted on this page on purpose: every one of these is priced per deal and changes weekly. Send the deal and you get real terms, in writing, from more than one source.
What lenders want to see on a small commercial deal
Coverage
Net operating income divided by annual debt service. Most apartment programs want about 1.20 or better on actual, not pro forma, rents. DSCR programs on 1 to 8 units accept lower coverage at lower leverage.
Leverage
65 to 80 percent loan to value on stabilized buildings; bridge lenders size to as is value plus a rehab budget and cap at a percentage of after repair value.
Liquidity and experience
Months of payments in reserve after closing, and a track record that fits the asset. First time buyers of 5+ units get there with a strong property and a conservative loan.
The property file
Rent roll, trailing twelve months of income and expenses, leases, tax and insurance bills, a recent survey, and photos. We build the file before it goes to any lender so the first answer is a real one.
How the broker process works
- Scenario, in writing. Address, price or payoff, rents and expenses, your entity and experience, and the timeline. We respond the same business day with the programs that fit.
- Package and shop. One clean package goes to the lenders whose programs fit, at the same time. You get a written comparison: leverage, rate and fees, prepayment, recourse, and days to close.
- Pick and lock. You choose. We manage appraisal, title, insurance, and every condition through closing, on the contract's calendar.
Thinking about the purchase side too? The commercial real estate brokerage page covers representation and the weekly multifamily deal flow. For rental math on a single property, use the DSCR calculator. For 5 to 25 unit program detail, see multifamily loans Houston.
Frequently asked questions
What commercial loans does InSync Loans broker in Houston?
Apartment building loans from 5 units (agency small balance, bank portfolio, and private lender programs), rental loans on 2 to 4 unit property including DSCR programs with no tax returns, bridge and value add loans for buildings that need work, ground up construction loans for builders and investors, and owner user programs for a business buying its own building.
What do commercial lenders look at on a small apartment building?
Four things: the property's debt service coverage (net operating income divided by the annual loan payment, most programs want about 1.20 or better), loan to value (usually 65 to 80 percent depending on the program), the borrower's experience and credit, and liquidity after closing (reserves of several months of payments are typical). Bridge and DSCR programs weigh the property more and the borrower less.
Do I need tax returns for a commercial or investor loan?
Not always. DSCR programs on 1 to 8 unit property qualify on the rent, not your personal income. Bridge and construction lenders underwrite the project and your track record. Agency and bank apartment loans do ask for personal financial statements and usually tax returns. We match the program to what you can document.
How long does a commercial loan take to close?
Bridge and DSCR loans commonly close in two to four weeks. Agency and bank apartment loans run 45 to 60 days because of the appraisal, the rent roll audit, and the lender's committee. We build the contract timeline around the program you choose so the closing date holds.
Is it better to use a commercial mortgage broker or go to my bank?
Your bank offers its one program. A broker shops your deal across agency, bank, and private lenders at the same time and shows you the options side by side: rate and fees, leverage, prepayment terms, recourse, and speed. Brokers are paid a fee disclosed up front, often by the lender. On small balance deals the difference in leverage or prepayment terms usually outweighs the fee.
Can you finance a 5 to 8 unit building like a residential rental?
Often yes. Several DSCR programs lend on 5 to 8 unit properties with the same no tax return qualification as a fourplex, which is faster and simpler than a full commercial underwrite. Above 8 units, and on larger balances, agency and bank programs usually price better.
Do you broker construction loans?
Yes. Ground up construction for builders and investors, including multi lot packages, with lenders that fund draws in days rather than weeks. Draw turnaround is the term we negotiate hardest, because it is the one that costs builders money. See the construction loan page for the builder program.
Can InSync also represent me on the purchase?
Yes. Ben Helstein is a licensed Texas real estate broker as well as the loan originator, so the same person can find, negotiate, and finance the property. Many clients use us for both; others bring their own agent and use us for the loan only. Either works.
InSync Homes and Loans. Ben Helstein, Texas real estate broker and mortgage loan originator, NMLS #1577314. InSync Loans NMLS #1829321. Equal Housing Opportunity. Nothing on this page is a commitment to lend or a guarantee of terms; every loan is subject to lender underwriting, property review, and credit approval. Cap rate estimates are screens built from public listing data and market rents, not appraisals.