Commercial Real Estate Financing — $250K to $5M+ | Purchase · Refinance · Cash-Out

Commercial borrowers often start in the wrong place. They pick one lender, fill out that lender's application, and wait to find out whether their deal happens to fit that lender's box. If it does not, they have spent weeks learning one lender's answer to one version of their request.

Q Commercial Capital works the other way. We are a mortgage brokerage. We do not lend our own money — we place loans with wholesale lenders — and that is precisely why we can shape the request before anyone underwrites it. The same property can support very different loans depending on how the income is presented, which purpose the loan is written for, how the entity is structured, and which lender sees it. Our job is to find the version of your transaction that is both fundable and worth doing.

Terms vary by lender, property, borrower, and transaction. That is not a hedge — it is the reason structuring matters.

Commercial financing questions arrive from very different directions. A borrower buying their fourth apartment building needs something different from a business owner buying the building they have leased for a decade — and both are different from an agent who just realized the deal in front of them is commercial.

Scenario first, application second. You will know where the deal stands before you complete a full application.

We are the commercial financing division of Q Mortgage LLC, Q Mortgage NMLS #2567464. Commercial transactions get their own division here for a reason: commercial underwriting, documentation, and lender relationships have almost nothing in common with a consumer home loan, and treating them the same is how deals die.

We are a brokerage, not a lender. We place loans with wholesale lenders. That structure is the advantage — our recommendation is not constrained by a single credit box, and we have no incentive to force your deal into one product.

Before you talk to anyone, it helps to know roughly what your property supports. Both calculators are free, require no personal information, and show the formulas behind the results. They produce estimates for planning — not loan approvals, quotes, or offers of credit.

Commercial Mortgage Calculator — what will this loan actually cost to carry? Enter a loan amount, amortization term, loan term, and optional interest-only or balloon period, and see estimated monthly principal and interest, estimated annual debt service, and the balloon balance at term. Annual debt service is the number every commercial lender divides your income by, so it is the number worth knowing first.

Commercial DSCR and NOI Calculator — does the property's income support the loan? Enter gross scheduled income, vacancy, other income, operating expenses, annual debt service, value or purchase price, and requested loan amount. You get effective gross income, net operating income, DSCR, cap rate, LTV, and debt yield, each with a plain-language reading of what it means. A DSCR of 1.25 means the property produces $1.25 of net operating income for every $1.00 of annual debt service. Required minimums vary by lender, property, borrower, and transaction.

When the numbers look workable, you can carry them straight into a scenario submission.

This is an illustrative, hypothetical example. It is not a real transaction, not a case study, not an offer of credit, and not an indication of terms available for your deal. The debt service figure below is an assumed round number used only to demonstrate the arithmetic — it is not a quoted payment and does not reflect any specific rate. Round numbers are used for clarity.

Assume a 12-unit multifamily property with a $2,000,000 purchase price and a $1,300,000 loan request.

Step 1 — Effective gross income (EGI). Gross scheduled income of $240,000, less 5% vacancy and credit loss of $12,000, gives EGI of $228,000. EGI is what the property realistically collects, not what it would collect if every unit were always full and always paid.

Step 2 — Net operating income (NOI). EGI of $228,000 less operating expenses of $96,000 gives NOI of $132,000. Operating expenses include taxes, insurance, management, maintenance, and utilities — but not the mortgage payment. NOI is income before debt service, which is why it is the figure lenders start from.

Step 3 — Debt service coverage ratio (DSCR). With assumed annual debt service of $105,600, DSCR is $132,000 ÷ $105,600 = 1.25. The property generates $1.25 of net operating income for every $1.00 of annual debt service.

Step 4 — The supporting ratios. Loan-to-value is $1,300,000 ÷ $2,000,000 = 65%. Cap rate is $132,000 ÷ $2,000,000 = 6.6%. Debt yield is $132,000 ÷ $1,300,000 = approximately 10.2%, which tells a lender what return the loan amount alone produces if it ever had to take the property back.

Those four numbers — NOI, DSCR, LTV, and debt yield — are what a commercial lender evaluates first. Change the loan amount, the amortization, or the expense assumptions, and all four move. That is the work we do before a file is ever submitted. Required thresholds for each ratio vary by lender, property, borrower, and transaction.

If your client's transaction is commercial, you should not have to guess whether it is financeable — and you should not have to hand the relationship to someone who never calls you back.

We work with commercial and residential real estate agents, CPAs, attorneys, business brokers, financial advisors, builders and developers, property managers, insurance professionals, and 1031 exchange intermediaries. Send the scenario, note yourself as the referral source, and stay in the loop.

A few of the questions we field most often. There are more answers in our FAQ, and a scenario submission is the fastest way to get an answer specific to your deal.

Tell us the property, the numbers, and what you are trying to accomplish. You will get a structured review of what the transaction supports, what documentation the file will require, and how we would place it — before you complete an application, before a credit pull, and at no cost.

If you would rather talk it through first, call (903) 402-5626 or email info@qmortgage.ai.

Q Commercial Capital is the commercial financing division of Q Mortgage LLC. Q Mortgage NMLS #2567464. Q Commercial Capital is a mortgage brokerage and places loans with wholesale lenders; it is not a direct lender. All financing is subject to lender approval, and terms vary by lender, property, borrower, and transaction. Calculator results are estimates for planning purposes only and are not loan approvals, commitments, quotes, or offers of credit. See the full disclosures below.