Five fields, about two minutes. Tell us the property and we come back with real numbers, not a rate range. No tax returns and no income verification.
DSCR and investment property financing, state by state. Texas real estate is comparatively cheap, so rent-to-price ratios — and therefore DSCR — often work better elsewhere.
65 locations. Don't see yours? Call 888-727-3057 — we lend well beyond this list.
DSCR, fix & flip, hard money, cash-out. No tax returns on most programs. No credit pull to get your rate.
Get My Rate — 60 Seconds No credit pull · Same-day response · No upfront fees ✆ Call 888-727-3057 Mon–Fri 9–5 CT · Investor loan specialistsNo SSN • No credit pull • No obligation
We lend on New Mexico rental property with no tax returns and no W-2s — the property qualifies on its own income. The three markets below behave very differently, and the difference decides how your loan is underwritten. Each has a $100,000 minimum loan amount.
Taos is a tourism and ski economy, so the investor case is usually a short-term rental rather than an annual lease. That changes how the loan is underwritten: seasonal income is real income, but it is uneven, and we want to see it documented. Bring 12 months of platform statements — Airbnb or VRBO earnings reports, or a property manager's statement — and we can use that history directly. On a property with no operating record we use a market rent analysis instead, which typically means slightly lower leverage until the history exists.
Santa Fe carries higher price points than most of New Mexico and a genuinely constrained housing supply, which supports both long-term rents and nightly rates. It also regulates short-term rentals more tightly than Taos does, with a permit regime and caps in parts of the city. That is a diligence item, not a financing obstacle — but if your underwriting assumes nightly rates and the address cannot legally be rented nightly, the deal changes. Check the permit status of the specific property during your inspection period. Long-term-lease underwriting is unaffected either way.
Albuquerque is where the conventional buy-and-hold numbers work best in New Mexico: the largest rental pool in the state, employment anchored by Kirtland Air Force Base, Sandia National Laboratories and the University of New Mexico, and purchase prices low enough that rent relative to price still supports a DSCR above 1.0 without relying on nightly rates. For an investor comparing New Mexico to an expensive coastal market, this is usually the strongest cash-flow case in the state.
The reason investors look at New Mexico is the same reason they look at Texas: purchase prices low enough relative to achievable rent that the debt service coverage ratio works without an unusually large down payment. Albuquerque is the long-term cash-flow play; Taos and Santa Fe are short-term-rental markets where the upside is nightly rate and the diligence is permitting.
More detail on statewide terms, leverage and the refinance options is on our New Mexico investment property loans page. To price a specific address, call 888-727-3057 or use the written quote form — five fields, no tax returns, and a real answer rather than a rate table.
If you have equity in commercial or investment property and want to get at it, there are three structures. They are priced differently and suit different situations, and picking the wrong one is expensive.
First, the thing people mean but do not say: a "commercial equity loan" is not a HELOC. Revolving home-equity lines are a residential owner-occupied product and generally are not available against commercial or investment property. What you can get is one of the three below — a new first lien, a second lien, or short-term bridge debt. If a lender offers you a true revolving commercial HELOC, read the draw and recall terms carefully before you rely on it.
Most common. One new loan replaces the old one.
You refinance the existing debt and take the difference in cash at closing. One payment, one lien, and on a DSCR loan the qualification is the property's own income rather than your tax returns. This is the right answer for most investors, particularly if the current rate is similar to or above today's.
Keeps a good first mortgage in place.
A separate loan sits behind your existing first mortgage, so a low fixed rate you already have stays untouched. Pricing is higher than a first lien because the lender is in second position, and the existing lender's documents must permit it.
Short term, for a deadline.
Interest-only short-term debt secured by the equity, used to close quickly, fund a renovation or cover a gap before a sale or permanent refinance. Priced highest of the three and intended to be repaid, not held.
Tell us the property, what you owe and what you want out, and we will tell you which of the three is cheapest for your situation — including when the answer is to leave the existing loan alone. Call 888-727-3057 or use the written quote form.
Pennsylvania is three different investment markets and one loan programme. We qualify the property on its own rental income — no tax returns, no W-2s — with a $100,000 minimum loan. Which region you are buying in changes the arithmetic, not the paperwork.
The strongest rent-to-price ratios in the state, which is why "real estate investor loans central PA" is a query at all. Harrisburg is the state capital, so a meaningful share of the tenant base is government and healthcare employment that does not move with the economic cycle. Lancaster and York add manufacturing and agriculture. Purchase prices here are low enough that the debt service coverage ratio usually clears 1.0 on a standard 30-year amortisation without an oversized down payment — the thing that fails in expensive metros.
Pittsburgh offers some of the lowest entry prices of any major northeastern market, anchored by a healthcare and university economy that has largely replaced heavy industry. The important caution is that Pittsburgh is not one market — values and rents vary sharply between adjacent neighbourhoods, far more than in a newer sunbelt city. An appraisal that pulls comparables from a mile away can be badly wrong in either direction, so local comparables matter more here than almost anywhere we lend.
Philadelphia carries the highest rents in the state and the most landlord regulation. The city requires a rental licence and a certificate of rental suitability to rent legally, and lead certification obligations apply to much of its pre-1978 housing stock. None of that prevents financing — it is a compliance cost you should underwrite before closing rather than discover afterwards. The surrounding counties are less regulated with correspondingly lower yields.
Pennsylvania's housing stock is old — much of it pre-war, and a large share pre-1978 — so a great many deals here are renovation deals rather than turnkey purchases. Those are financed differently from a stabilised rental: the loan is sized against the property's value after renovation, funds are released in draws against completed work rather than all at closing, and the term is short because the exit is a sale or a refinance into long-term debt.
The practical sequence is a rehab loan to buy and renovate, then a DSCR refinance once it is rented and the income is documented. Bring your scope of work and contractor budget and we will size both halves at once, so you are not renegotiating the exit while the drywall is going up.
Statewide terms and leverage are on the Pennsylvania investment property loans page. To price a specific address, call 888-727-3057 or send it through the written quote form.
Reviews
Real Google reviews of our lending team, word for word. We also operate Commercial Loans of Texas, so some reviews name it — same team, same underwriting, same person answering the phone.
“Let me just start by saying that the only reason I give him five stars is because there is no higher. Daniel Peterson is one of the most honest and transparent person I have ever dealt with. Getting me a refinance was not going be easy but right from the start he gave it his all. Just as we would hit bumps he would not give up. He would look for other ways and would always stay motivated to make it happen. Just as I thought that it wasn’t going to get done. He would pull out the rabbit from the hat, as the old saying goes, all the way to the end. If you are ever in need of a refinance or to purchase another home or anything in this field trust me you will not be disappointed with him. I truly say if he can’t do it it’s probably because it cannot be done but if he does he will find a way.”
“I would highly recommend Commercial Loans of Texas for commercial lending. My experience with Dan was top notch. Starting from consultation and application to guidance navigating the daunting underwriting process, Dan's experience and insight was invaluable to reach a successful closing. Will definitely engage again in the future.”
“I would highly recommend Dan Peterson with Commercial Loans of Texas. I am a physician in private practice, and I approached Dan about helping me to navigate the commercial loan process for a new medical office. He was proactive and very helpful during the process. His experience and knowledge made a big difference. He is amazing.”
“Dan Peterson is the best commercial lender hands down! He truly knows his stuff and makes sure that you know all of the pertinent info upfront. I've never seen a commercial loan close this fast. Amazing!! I look forward to working with him in the future for my personal deals and on deals for clients that I will be referring!”
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“This company offers very delicate customer services, Dan Peterson is very nice and professional that he was trying to help me to get finance the property but unfortunately the property is in rural area that was not qualify the loan. Dan referred me to another company to finance the property. Thank Dan!”
“Dan Peterson secured a commercial loan for me with ease and a no b.s. approach. I had a few obstacles to overcome and a tight closing window and Dan made it happen for me. I can't say enough about Dan and his team at Commercial Loans of Texas. If in need of a commercial loan...Dan's your man.”
“Our client who was purchasing an apartment building in Montrose- was introduced to Commercial Loans of Texas. The commercial loan officer was hands-on, kept us updated in a timely fashion, was able to provide the best rate and terms available in this market.” Linda Charmaigne”
“This Is The Best Commercial Loan Company In The State Of Texas. Daniel Peterson Is Awesome 🤩 He Answer’s Every Call ☎️ And Goes Above ☝🏾 And Beyond To Maker Sure Business 👨🏽💼 Is Handled. I Highly Recommend This Company To Anyone Respectfully!!!!”
“It's been a pleasure working with a highly professional, knowledgeable and responsive loan master, Mr. Dan Peterson. He is the best. We were able to successfully close very tough deals back to back. For any loan issue, go to Dan! He is the man.”
“Worked with Dan from Commercial Loans of Texas. We had been working for two months to refinance our loan on a property owned by my LLC. I got tired of waiting for other slow institutions and decided to give Dan a call. He had me closed…”
“Daniel Peterson did a fantastic job of closing my construction loan. He made me aware of all financing options and went out of his way to investigate them. We closed on time at an interest rate that was actually slightly lower than we…”
“I have nothing but good to say of Daniel Peterson and Commercial Loans of Texas. My loan did not go through but not due to any fault of Daniel or his company. Even after several weeks I called and asked about my appraisal refund and…”
“Daniel was great to work with throughout the entire process. He answered questions quickly and the loan funded within three weeks. I would highly recommend him and look forward to working with him in the future on some new projects.”
“If you need to close a complex transaction quickly, Daniel is your guy! He won't sleep until he's able to put a solution in place to help you close your deal. Thanks for all the hard work, Daniel!”
“Dan and the team were great! The process was smooth and friendly, Texas style. I highly recommend Commercial Loans of Texas. We'll defiantly be doing business with them in the years to come.”
“Dan is Truly AMAZING. Promised he would close on a million dollar property on time and he delivered. A genius at what he does.Thanks Dan, looking forward to the next phase.”
“Dan found terms I didn't think were out there for commercial! Very satisfied and we'll definitely be using Commercial Loans of Texas again on our next conventional deal!”
“Daniel Peterson got me an amazing mortgage that no one else could do. I don’t see why I would work with anyone else. Amazing service. Thank you.”
“Dan Peterson very forthright and transparent. Gave me great guidance and really appreciate him going out of his way for my commercial loan.”
“As a former Texas Real Estate Commissioner I can tell you this group knows what it takes to get business done with prompt professionalism.”
“I strongly recommend Commercial Loans of Texas! Daniel was instrumental in the acquisition of a hard-money bridge loan in 2016.”
“We Are Thankful for Dan Peterson and the team of underwriting who have given us the monies to consolidate our debt. Thank you.”
“Got a challenging loan approved and closed. Best customer service. They get'm DONE in a timely manner. Thank you!⭐️⭐️⭐️⭐️⭐️”
“Dan Peterson was great to work with, closing my commercial loan refinance just as I needed. Thanks Dan!”
“Very helpful in understanding would recommend anybody that doesn't have the best way home”
“Every step from LOI through closing was guided with great service. "Just Right"”
“Thank you Dan Peterson. You sent me in the right direction. I appreciate…”
“great experience will do further business with Dan.”
“Great working with this company”
“Very frenly company”
