Commercial real estate loans for multifamily, retail, industrial, mixed-use, and owner-occupied properties, including $5M-$10M middle-market loans. We place your deal across a network of 300+ lenders.
At REIF Loans, we specialize in commercial real estate loans that help investors acquire, refinance, and scale income–producing properties. Whether you’re purchasing a small multifamily complex, expanding into retail or office space, or seeking a refinance to unlock equity, our programs are structured around one goal: long–term, cash flow–driven success.
We understand the challenges investors face, from debt-yield requirements to cap rate compression, and we tailor every solution to your property and strategy.
A commercial real estate (CRE) loan finances income-generating properties such as apartment buildings, offices, retail centers, and industrial facilities. Unlike traditional home loans, commercial loans are underwritten based on the property’s income, not personal income.
Measures whether the property’s net operating income covers the loan payment. A DSCR of 1.25 or higher typically indicates strong cash flow.
Determines how much income the lender earns on the loan amount, offering a clearer picture of risk.
Reflects the expected return based on the property’s net income and market value.
These ratios ensure your property can sustain its debt and generate consistent returns the foundation of every smart commercial investment.
We’re not just loan officers, we’re real estate investors. That means we understand how every percentage point and payment term affects your cash flow. Our guidance comes from experience, not guesswork.
Instead of relying solely on personal income, we focus on property performance. This approach is ideal for investors using LLCs or partnerships to hold assets.
Our network of 300+ lenders covers small balance multifamily, mixed-use, retail, industrial, and office loans, plus $5M-$10M middle-market loans placed with banks, credit unions, agency, CMBS, life company, and SBA lenders. We also offer bridge financing and DSCR-based programs for investors with unique strategies.
We help investors build scalable portfolios with creative refinancing, cash-out options, and multi-property loan structures that support long-term expansion.
Commercial real estate loans are available for a wide range of property classes. At REIF Loans, we work with:
Ideal for investors stepping up from residential properties and for experienced owners refinancing larger apartment buildings (40-150 units).
Combine retail and residential spaces for diversified cash flow.
From small strip centers to anchored plazas with stable, long-term tenants.
Financing options for both single-tenant and multi-tenant offices.
Perfect for logistics, manufacturing, or storage.
Hotels, motels, and niche commercial properties with strong management teams.
inancing for self-storage facilities, from single-location properties to multi-site portfolios.
SBA 504 and 7(a) financing for business owners buying or refinancing the building they operate from.
Loans between $5 million and $10 million sit in the middle of the commercial market. They are often too large for small-balance and hard-money lenders, yet too small to be a priority for the big institutional mortgage banks. That gap is where a broker who packages, shops, and negotiates your loan can make the biggest difference. REIF Loans places middle-market commercial loans for private investors, families and partnerships, developers, and business owners buying the building they operate from.
There is no single best lender at this size. We match your deal to the capital source that fits its property type, leverage, timeline, and your goals:
Lenders calculate a maximum loan three ways and fund the lowest: loan-to-value (LTV), debt service coverage (DSCR), and debt yield (net operating income divided by the loan amount). In today’s rate environment, DSCR or debt yield – not LTV – is usually what limits the loan. We run these tests before you talk to a lender, so you know what is realistic and what it takes to close any gap.
A 96-unit apartment building is appraised at $11,000,000 and produces $720,000 of lender-underwritten net operating income. The owner asks for $8,000,000.
The lender funds the lowest result: about $7.59 million, roughly $410,000 short of the request. Options may include agency execution, a partial interest-only period, a rate buydown, additional equity, or a short bridge loan.
A trailing-12 operating statement and current rent roll, a short summary of the request (property, purpose, loan amount, timeline), and a personal financial statement with a schedule of real estate owned.
Most $5M-$10M commercial loans close in 60-90 days (longer for HUD, construction, or complex deals). We manage the third-party reports, lender conditions, and closing.
Share a snapshot of the property and request so we can assess the likely financing path.
Commercial lenders evaluate several key metrics to determine loan strength and pricing. A strong DSCR (typically 1.20 or higher) shows your property earns enough to cover debt obligations. A solid Debt Yield (8%–12%) signals low risk, while a competitive Cap Rate (5%–9%) demonstrates stable returns relative to market value.
Loan-to-Value (LTV) ratios usually cap around 75%, meaning investors should expect to bring 25% equity to the deal. Credit history also matters. A credit score of 660 or higher typically qualifies for favorable terms.
Understanding these benchmarks before you apply will help you secure faster approvals and stronger terms.
REIF Loans partners with top-tier lenders to deliver customized financing solutions. Our programs include:
Simplified documentation and faster closings for smaller investment properties.
Best For: Investors looking for flexible, no-hassle funding.
Full-doc financing with competitive rates for stabilized, cash-flowing properties.
Best For: Long-term holders with strong financials.
Short-term financing for acquisitions, renovations, or repositioning properties before securing permanent debt.
Best For: Investors upgrading performance or repositioning assets.
Qualification based on property income rather than personal income.
Best For: Non-W2 investors or LLC borrowers expanding portfolios.
Government-backed programs for owner-occupied commercial properties and business expansions.
Best For: Entrepreneurs buying or refinancing their operating locations.
Flexible funding for new developments or major upgrades to existing buildings.
Best For: Developers or investors pursuing value-add opportunities.
Access built-up equity to reinvest in new deals, renovations, or debt consolidation.
Best For: Investors recycling capital to grow faster.
Fannie Mae Small Loan and Freddie Mac Optigo Conventional Small execution for stabilized apartment buildings, roughly $1M-$10M. High leverage and non-recourse terms.
Best For: Apartment owners who want long-term, non-recourse financing.
Non-recourse financing for stabilized commercial property in primary and secondary markets, priced off in-place cash flow. Prepayment is typically through defeasance or yield maintenance.
Our streamlined process takes the stress out of commercial financing.
Share details about your property type, purchase price, or refinance objective.
We rebuild NOI the way lenders do and test LTV, DSCR, and debt yield, so you know your real maximum loan before we go to market.
We package your request and take it to matched banks, credit unions, agency, CMBS, SBA, and bridge lenders, then compare term sheets side by side with you.
We manage the third-party reports, lender conditions, and closing.
We built REIF Loans to help investors succeed, not just close loans. Our team has walked in your shoes. we’ve bought, financed, and managed properties ourselves. That experience shapes every recommendation we make.
Our philosophy is simple:
With REIF Loans, you’re not dealing with a bank, you’re partnering with experienced investors who understand your goals.
Whether you’re acquiring a multifamily property, repositioning a mixed-use asset, refinancing an existing loan, or placing a $5M-$10M loan, REIF Loans provides transparent, investor-focused financing designed to grow your portfolio.
