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QQ Commercial Capital

Submit a Commercial Loan Scenario

This is a scenario, not an application.

That distinction matters. An application starts a formal underwriting file: it pulls credit, generates disclosures, and puts you on a clock. A scenario does none of that. You describe the property and the deal, we review it against the wholesale lenders we work with, and we tell you what we see — including when the answer is that the deal does not fit right now.

There is no credit pull on this form. There is no commitment on either side. Nothing you submit here obligates you to move forward, and nothing we say back is an approval.

What you get is a direct read on the deal. Because we are a brokerage, we are not trying to fit your deal into one balance sheet. We are looking across lenders to see where the structure, the property type, and the numbers line up. Giving us the real details up front — including the ones that are unflattering — is what makes that read useful. Terms vary by lender, property, borrower, and transaction, and the more specific your inputs, the more specific our response can be.

The form runs in four steps, and you can save your place and finish later if you need to gather numbers. Fields you do not have answers to can be left blank or marked as unknown; we would rather have an incomplete scenario today than a perfect one in three weeks.

Step 1: Contact

Who you are and how to reach you.

This step is short on purpose. We need a name, a working email, a phone number, and your preference for how we follow up. If you are a broker, agent, CPA, attorney, or partner submitting on someone else's behalf, tell us your role here so we address the right person and keep the file organized correctly from the start.

Why it matters: commercial deals move through phone calls and documents, not portals. Knowing whether you prefer a call, a text, or a written summary changes how we respond and how quickly we get you something usable.

Step 2: Transaction

What you are trying to do, and to which property.

This is the shape of the deal: purchase or refinance, cash-out or rate-and-term, the property type and address, what you think it is worth, how much you are asking for, and what is already owed. If there is a contract in place with an expiration date, this is where that goes.

Why it matters: loan purpose and property type drive which lenders can even look at the file. A cash-out refinance on a mixed-use building and a purchase of a single-tenant industrial property are routed to entirely different desks. The address matters too — lender appetite is geographic, and a deal that works in one market may find no takers two counties over.

If timing is real — a contract expiration, a maturing loan, a 1031 deadline — say so in this step. Timelines shape which lenders are worth approaching, though no timeline can be promised in advance.

Step 3: Property Financials

What the property earns and what it costs to run.

Here we ask for gross annual income, annual operating expenses, net operating income (NOI — income after operating costs but before debt payments), occupancy, unit count, and any existing debt service. We also ask what documentation exists: a rent roll (the tenant-by-tenant schedule of who pays what and when leases end) and a T-12 (a trailing twelve-month operating statement showing actual income and expenses over the last year).

Why it matters: on income-producing commercial property, the asset qualifies alongside the borrower. Lenders size loans against NOI and coverage, so these numbers often determine the loan amount more than your credit does. Estimates are acceptable at this stage — label them as estimates and we will treat them that way.

You can attach supporting files at this step if you have them handy: a purchase contract, rent roll, T-12, existing loan statement, personal financial statement, property summary, or photos. Uploads are optional, and documents you send are handled under our Privacy Policy. Nothing here is required to submit.

Step 4: Borrower Profile

Who is standing behind the loan.

This step covers your estimated credit range, liquidity, available down payment, commercial ownership experience, the entity that will hold title, any prior bankruptcy or foreclosure, additional guarantors, and other commercial property you already own.

Why it matters: two identical buildings get different treatment depending on who is buying them. Experience, reserves, and entity structure affect which lenders will engage and on what terms. Credit events are not automatic disqualifiers in commercial lending, but they are far easier to work around when we know about them on day one than when they surface in underwriting.

We ask for a credit range, not a score, and we do not pull credit from this form.

After You Submit

You will land on a confirmation page with a scenario ID and receive an email copy. We review the file and aim to respond within one business day; that is our working target, not a guaranteed turnaround.

Our response will tell you what we see in the deal, what is missing, and what documents we would need to take it further. If the scenario does not fit the lenders we work with, we will tell you that directly rather than letting it sit.

Submit a Commercial Scenario

Privacy Acknowledgement and Communication Consent

Two acknowledgements appear before the submit button. They are separate on purpose: agreeing to be contacted about your deal is not the same as agreeing to receive marketing, and we do not bundle them.

Privacy acknowledgement (required):

"I have read and understand the Q Commercial Capital Privacy Policy. I understand that the information I submit — including property, financial, and borrower details — will be reviewed by Q Mortgage LLC and may be shared with wholesale lenders and their underwriters for the purpose of evaluating this scenario. I understand that submitting this form does not authorize anyone to obtain my credit report, and that any credit check requires my separate written authorization at the application stage."

Communication consent — this transaction (required):

"I agree that Q Commercial Capital may contact me by phone call, text message, and email about this specific scenario and the transaction it describes. Message and data rates may apply. Message frequency varies. Reply STOP to any text message to opt out, or HELP for help. This consent covers communication about this scenario only. It is not consent to receive marketing, and it is not a condition of any loan or service."

Marketing email — optional, and never required:

"Optional: I would also like to receive occasional educational emails from Q Commercial Capital about commercial financing topics, program updates, and market conditions. This is separate from the consent above. Leaving this box unchecked will not affect my scenario, my response time, or any decision on this transaction. I can unsubscribe from any email at any time."

Q Commercial Capital is the commercial financing division of Q Mortgage LLC. Q Mortgage NMLS #2567464.

Frequently asked questions

First name
Your legal first name as it would appear on loan documents. If you go by something else, you can tell us in the notes.
Last name
Your legal last name. For entity borrowers, enter the name of the individual we will be working with, not the company — the company name has its own field.
Email
The address you actually check. This is where your scenario confirmation, your scenario ID, and any document requests will go. Corporate spam filters can hold our response, so add our domain to your safe senders if you can.
Phone
A direct number where we can reach you about this deal. Commercial scenarios almost always need one conversation to clarify something the form cannot capture.
Preferred contact method
Tell us whether a call, a text, or an email works best. If your schedule makes certain hours impossible, note that here — it saves a round of missed calls.
Company name
The business or entity connected to this transaction, if there is one. If the property will be held in an LLC that has not been formed yet, leave this blank and note it in Step 4; that is common and not a problem at the scenario stage.
Your role
Are you the borrower, a partner in the deal, a commercial real estate agent, a CPA or attorney, or a referral partner submitting on a client's behalf? This tells us who to contact first and how to keep the file organized.
Loan purpose
Choose what the money is for: purchase, rate-and-term refinance, cash-out refinance, bridge, construction, business acquisition, or other. Loan purpose is the first filter lenders apply, so pick the closest match — if the deal is genuinely a hybrid, choose the dominant purpose and explain the rest in the notes.
Property type
Select the category that best describes the asset: multifamily, mixed-use, retail, office, industrial, or automotive. If the property does not fit cleanly, choose the closest and describe it in the notes — lender appetite is set by property type, so accuracy here matters more than almost any other field.
Property address
The street address of the property being financed. If you are shopping and have not identified a property yet, enter the target submarket instead and tell us it is prospective.
City
The city where the property is located. For unincorporated areas, use the nearest municipality and note the county in the comments.
State
The state where the property sits. Enter it even if you are unsure whether the deal can be placed there — confirming lender availability by state is part of what our review does, and we will tell you plainly if it cannot be done.
ZIP code
The property's five-digit ZIP code. Lenders often set appetite at the submarket level, so the ZIP does real work in matching your deal to the right desks.
Occupancy type
Choose investment (fully tenant-occupied), owner-occupied (your business operates from the property), or mixed occupancy (you occupy part and lease the rest). This changes which programs apply and how the property's income is analyzed, so answer it based on how the building will actually be used after closing.
Purchase price
The contract price if this is a purchase. Leave blank on a refinance. If you are still negotiating, enter the price you expect to land on and note that it is not final.
Estimated property value
Your best estimate of what the property is worth today. A broker opinion, a recent appraisal, or a defensible comparison to nearby sales all work. An honest estimate is more useful than an optimistic one — value drives loan sizing, and an inflated number only delays the real answer.
Requested loan amount
How much you are asking to borrow. If you are unsure, give us a range or tell us the outcome you want (for example, a specific amount of cash out) and let the analysis work backward to the loan size.
Current loan balance
The remaining principal on any existing financing secured by the property. Enter zero if the property is owned free and clear. On a refinance this sets the payoff figure everything else builds on.
Cash-out requested
The amount of proceeds you want to take out above the payoff of existing debt and closing costs. Enter zero if this is a rate-and-term refinance. Lenders will also want to know what the cash is for, so add that in the notes.
Expected closing date
When you need this to fund. Give us the real date, including any hard deadline behind it. This helps us prioritize the file and choose which lenders to approach, though no closing date can be promised in advance.
Is the property under contract
Answer yes if a purchase agreement is signed. A property under contract signals a live, dated transaction and is treated differently from an exploratory scenario.
Contract expiration date
The date your purchase agreement expires, including any extensions already granted. Only applies if the property is under contract. If an extension is pending, enter the current date and note the pending request.
Gross annual income
All income the property produces in a year before any expenses: base rent plus reimbursements, parking, laundry, storage, and any other recurring revenue. Use actual collections if you have them and market projections if you do not — just label which one you used.
Annual operating expenses
What it costs to run the property for a year: taxes, insurance, utilities, management, repairs, maintenance, and reserves. Do not include mortgage payments, depreciation, or capital improvements here — those are handled separately and double-counting them distorts every downstream number.
Net operating income
Net operating income (NOI) is gross income minus operating expenses, before any debt payments. If you leave this blank we will calculate it from the two fields above. NOI is the number lenders size commercial loans against, so it is worth getting close to right.
Occupancy percentage
The share of rentable space currently leased and paying. If occupancy is low, enter the real figure and explain why in planned improvements or notes — a lease-up story is financeable, but only if the lender hears it from you first.
Number of units
The unit count for multifamily, or the number of leasable suites or bays for commercial property. Leave blank for single-tenant assets. Unit count affects both property classification and which lending programs apply.
Annual debt service
Total principal and interest paid on property debt over twelve months. Enter what you currently pay if the property has existing financing, or leave blank if there is none. This is the denominator in a debt-service coverage calculation.
Existing monthly payment
Your current monthly payment on debt secured by this property. Note whether it includes taxes and insurance, since escrowed payments and principal-and-interest-only payments are not comparable.
Rent roll available
A rent roll lists every tenant, their rent, lease start and end dates, and any concessions or arrears. Tell us whether one exists and how current it is. On tenant-occupied property it is usually the first document a lender asks for.
Trailing 12-month statement available
A T-12 shows actual income and expenses month by month over the last twelve months. It is how lenders verify that your NOI reflects reality rather than projection. Tell us if you have one, if your accountant can produce one, or if the property was recently acquired and no full year exists yet.
Property condition
Describe the physical state honestly: stabilized and well maintained, dated but functional, needing significant work, or vacant. Deferred maintenance changes which lenders will engage and how proceeds may be structured, and it always surfaces at inspection anyway.
Planned improvements
Any renovation, repositioning, or capital work you intend to do, with a rough budget and timeline. This is also where a lease-up or value-add plan belongs. A clear plan often helps a file rather than hurting it.
Estimated credit range
Pick the range you believe describes your credit. We do not pull credit from this form and nothing here affects your score. A range is enough to steer the file toward the right lenders; the exact score only matters once you formally apply.
Liquidity available
Cash and readily accessible assets you could deploy for this transaction — bank balances, marketable securities, and available lines. Retirement accounts and home equity generally count differently, so list them separately if they are part of the picture. Lenders look at post-closing reserves, not just the down payment.
Down payment available
How much cash you are prepared to put into the deal, and where it is coming from — savings, a 1031 exchange, a partner, a sale in progress. Source matters as much as amount, because seasoning and documentation requirements differ.
Commercial ownership experience
How many commercial properties you have owned or managed, and for how long. Experience with this specific property type is worth calling out. First-time commercial buyers are financeable; we just need to know so we approach lenders who work with them.
Borrowing entity type
How title will be held: an LLC, corporation, partnership, trust, or an individual. If the entity is not formed yet, say so — that is routine and easily handled before closing. Entity structure affects documentation and, on some programs, eligibility.
Prior bankruptcy or foreclosure
Disclose any bankruptcy, foreclosure, short sale, deed in lieu, or loan modification, with the approximate date and a one-line explanation. This is an optional pre-screen question. How a credit event is treated varies by lender, property, borrower, and transaction, and knowing about it up front is what lets us route the file sensibly. Credit events disclosed early give us more room to find the right lender; the same event surfacing later in underwriting can end a deal.
Additional guarantors
Anyone besides you who will guarantee the loan — partners, spouses, or a parent entity. List names and rough ownership percentages. Adding a guarantor with stronger credit or deeper liquidity can change which lenders will look at the file.
Existing commercial properties
Other commercial real estate you currently own, with property type, approximate value, and outstanding debt. This demonstrates track record and lets lenders assess your total exposure. A short summary is fine here; a full schedule of real estate comes later if the deal advances.

Information provided is for general educational purposes and does not constitute a commitment to lend. Programs, terms, rates, loan amounts, documentation requirements, and eligibility vary by lender, property, borrower, and transaction. All financing is subject to underwriting, appraisal, title review, due diligence, and lender approval.