For commercial real estate professionals, the premier mortgage companies depend on whether the loan is a true commercial loan (5+ units, SBA, CMBS) or a residential-underwritten loan (1-4 units, a personal home, a DSCR investment). Those are two different markets with different providers. I’ll separate them here and compare the options side by side. The sections below cover where the line falls, a six-criteria scorecard, a comparison table, a worked total cost example, and how to compare options without a hard credit pull.
By Duane Buziak, NMLS #1110647
What “Premier” Means When You Work in Commercial Real Estate
No single company is premier for every commercial real estate professional. The right fit depends on three things: the loan category, how your income is documented, and the property type. I won’t rank companies, because a ranking would hide the fact that a bank that is ideal for a 40-unit apartment building is the wrong tool for your primary residence.
Most CRE professionals are in one of two situations, and often both in the same year:
- Financing a commercial asset: multifamily with 5+ units, retail, office, or industrial property.
- Financing personal homes or 1-4 unit investment properties while earning commission, K-1 distributions, or other irregular income.
A few terms keep the rest of this article precise:
- Commercial real estate loan: a loan underwritten mainly on the property’s income and the sponsor’s financials, typically for 5+ units or non-residential use.
- Residential-underwritten loan: a loan for 1-4 unit properties, underwritten on the borrower’s income, assets, credit, and the property’s value.
- DSCR loan: a debt service coverage ratio loan that qualifies the property on its rent compared with its debt service (principal, interest, taxes, insurance) rather than on your personal tax returns.
- Non-QM: a mortgage that falls outside standard qualified-mortgage documentation rules, often used for bank-statement income or investor programs.
- Wholesale broker: an independent professional who submits one application to many wholesale lenders and compares their pricing for you, rather than selling a single company’s product line.
This is rate-comparison territory, which is why I tag it as commercial intent. “Don’t Guess Your Rate. Shop It.” applies to your residential and investor loans as much as to anyone’s first home.
Where Commercial Loans End and Residential Loans Begin
The dividing line is generally unit count. Properties with one to four units are underwritten as residential. At five or more units, financing moves into commercial or multifamily programs, such as those described on Fannie Mae’s Multifamily page. Conforming loan limits, which apply to the residential side, are published each year by the Federal Housing Finance Agency. Check FHFA.gov for the current 2026 figures before you size a deal, since limits vary by county.
True commercial financing categories
Most 5+ unit and non-residential deals run through one of a handful of channels:
- Bank portfolio loans: a bank or credit union keeps the loan on its own books, so terms are negotiated and often tied to a deposit relationship.
- SBA 7(a) and 504 loans: government-backed programs for owner-occupied business property. Program rules are on SBA.gov.
- CMBS (conduit) loans: loans pooled and sold as securities, typically for stabilized income property at larger balances.
- Agency multifamily loans: programs for apartment properties, including those linked to Fannie Mae and Freddie Mac.
Where I fit
I am a residential mortgage broker. I do not present myself as a commercial loan originator, and I would rather say so now than waste your time. I am a fit for the residential and investor side of a CRE professional’s finances: conventional and jumbo purchases, DSCR investor loans, non-QM programs, HELOCs, and cash-out refinances (conventional cash-out tops out at 90% loan-to-value).
A common and expensive mistake
Many buyers assume that a building with a storefront, or a mixed-use property with apartments over retail, will qualify as residential because it looks like a house or a small row building. Often it does not. Commercial space, zoning, and the share of income from non-residential use can push a property out of residential programs. Verify the property type with a broker before you sign a contract, not after the appraisal comes back.
Six Criteria for Comparing Mortgage Companies as a CRE Professional
A scorecard keeps the comparison honest. Score every company, including me, on the same six lines:
- Income documentation flexibility: does the company handle self-employed income, K-1s, commission, or bank-statement programs, or only W-2 pay stubs?
- Investment-property and DSCR options: are 1-4 unit investor loans and DSCR programs available, and at what down payment?
- Pricing sources: one product shelf or many?
- Credit-pull policy: is a soft pull used for early comparison, or does every quote cost an inquiry?
- Fee transparency: are origination charges, points, and third-party fees itemized before you commit?
- Speed to close: what is the realistic timeline, and does it match your contract?
Broker and direct lender, both legitimate
A direct lender quotes from its own product shelf and controls its own underwriting and closing. That can mean a single point of contact and predictable processes. A broker works differently: I shop hundreds of wholesale lenders, so one application can be compared across many pricing sources. Income that does not fit one company’s guidelines may fit another’s. Neither model is automatically better. They answer the pricing-sources criterion differently, and you should know which one you are talking to.
The soft-pull step
My NoTouch Credit Pull supports a soft credit pull mortgage review, so you can get a no hard inquiry mortgage pre approval and compare options with a no credit hit mortgage application. A hard pull is generally required later, when you move to formal application with the path you have chosen. The CFPB’s home buying guidance encourages comparing offers from multiple providers, and rate shopping done sensibly is a normal part of the process.
Treat that as an invitation. Dare to Compare: take any quote you hold, from me or anyone else, and run it through the six lines above.
Side-by-Side Comparison Table: Broker, National Lenders, and Commercial Banks
The table below describes business models and typical loan categories as of October 2026. Offerings change, so verify each company’s current programs on its own public site. Where I could not confirm a detail, the cell says “verify with company.” No advertised rates appear here, because rates move daily and depend on your file.
| Provider | Business model | Typical loan categories | Investor / DSCR / non-QM | 5+ unit commercial financing | Pricing sources | Soft-pull pre-approval | How to verify |
|---|---|---|---|---|---|---|---|
| Duane Buziak (Shop Mortgage Rates) | Wholesale broker | Conventional, jumbo, FHA, VA, USDA where eligible, HELOC, cash-out refinance (conventional max 90% LTV) | Yes, DSCR and non-QM programs through wholesale partners | No, residential broker; commercial referrals are outside scope | Hundreds of wholesale lenders | Yes, via NoTouch Credit Pull | NMLS #1110647 on NMLS Consumer Access |
| Rocket | Direct lender | Conventional, FHA, VA, jumbo (verify current list) | Verify with company | Verify with company | Its own product shelf | Verify with company | Company’s public site and NMLS listing |
| Movement | Direct lender | Conventional, FHA, VA, jumbo (verify current list) | Verify with company | Verify with company | Its own product shelf | Verify with company | Company’s public site and NMLS listing |
| NFM Lending | Direct lender | Conventional, FHA, VA (verify current list) | Verify with company | Verify with company | Its own product shelf | Verify with company | Company’s public site and NMLS listing |
| Commercial bank or SBA/CMBS lender | Portfolio lender, SBA-participating lender, or conduit | Multifamily 5+ units, retail, office, industrial, owner-occupied business property | Underwritten on property income and sponsor financials | Yes, this is the core product | Its own terms or program rules | Not typical; expect full underwriting | SBA.gov lender match, state banking records |
How to read it: the rows are not ranked, and a “verify” entry is not a negative. It means I will not guess at another company’s current guidelines. If you need 5+ unit financing, the last row is the one that applies. If you are buying a 1-4 unit investment property or a personal home on variable income, the first four rows are the comparison, and the pricing-sources and soft-pull columns are where they differ most.
Total Cost of Ownership Worksheet: A CRE Professional’s $500,000 Investment Purchase
This is an illustration, not a rate quote. Suppose you buy a $500,000 1-4 unit investment property with 20% down ($100,000), leaving a $400,000 loan on a 30-year term at an illustrative 7.00%.
Principal and interest. The monthly rate is 7.00% ÷ 12 = 0.58333%. Over 360 payments the formula is $400,000 × [0.0058333 × (1.0058333)^360] ÷ [(1.0058333)^360 − 1], which gives about $2,661.21 per month.
Property tax. Rates are set locally. For a Maryland example, start at the Maryland State Department of Assessments and Taxation and find the county rate for your parcel. I have not hardcoded a rate here because it changes by county and by year. For illustration only, assume your total tax works out to 1.00% of the $500,000 value: $5,000 a year, or $416.67 per month. Confirm the actual figure on the official page before you underwrite.
Insurance. Assume a landlord policy of $1,800 a year, or $150.00 per month. Get a real quote, since coverage varies widely.
PMI. At 20% down, private mortgage insurance is generally not required on a conventional loan, so this line is $0.
Total monthly carrying cost: $2,661.21 + $416.67 + $150.00 = $3,227.88.
If you put down 10% instead
With $50,000 down, the loan is $450,000 on a $500,000 value, so LTV is 90% and mortgage insurance would typically apply. Under the 80% threshold described in CFPB’s PMI guidance, you can ask to have it removed once the balance reaches 80% of the original value: $400,000. You would need to pay the balance down by $50,000. Removal rules vary by loan type and servicer, and Fannie Mae’s Selling Guide sets the conventional standards.
Two pricing options on the same worksheet
- Option A: 7.00%, no points. Payment $2,661.21.
- Option B: 6.75% after paying one point ($4,000). Payment about $2,594.41.
Option B saves roughly $66.80 a month, or about $4,008 over five years. Net of the $4,000 point, that is about break-even at 60 months, so Option B only pays if you hold the loan longer. If you plan to sell or refinance sooner, a no-out-of-pocket closing option, where a lender credit covers closing costs in exchange for a higher rate, may suit you better. A broker comparison lays these tradeoffs out side by side; a single-lender quote shows one of them.
Frequently Asked Questions About Mortgage Companies for Commercial Real Estate Professionals
Which mortgage companies work with commercial real estate professionals?
It depends on the loan. Commercial banks, SBA-participating lenders, and CMBS or agency multifamily lenders handle 5+ unit and non-residential properties. Residential brokers and direct lenders handle 1-4 unit homes and investments. Match the provider to the loan category, then compare at least a few options in that category.
Does Duane Buziak arrange commercial loans?
No. Duane Buziak is a residential mortgage broker, not a commercial loan originator. He works on conventional, jumbo, DSCR, non-QM, HELOC, and cash-out refinance loans for primary homes and 1-4 unit investments. For 5+ unit or commercial-use property, you need a commercial lender.
What is a DSCR loan?
A DSCR loan qualifies an investment property on its rental income compared with its debt payments, rather than on your personal income. A ratio of 1.0 means rent equals the monthly obligation. Lenders set their own minimums, so ask what ratio, down payment, and credit score a program requires.
Can I qualify with commission or K-1 income?
Often yes. Conventional loans can use commission and K-1 income when it is documented, usually through tax returns over a history of about two years. Non-QM bank-statement programs offer alternatives if your returns understate cash flow. Documentation rules differ by program, so a broker comparison helps.
Does comparing mortgage quotes hurt my credit?
Not much when done sensibly. The CFPB encourages shopping among multiple providers. A soft pull does not affect your score at all, and hard inquiries from mortgage shopping within a short window are generally treated as a single event by scoring models.
What is a soft pull mortgage broker?
A soft pull mortgage broker reviews your credit using a soft inquiry, which does not lower your score, before any formal application. Duane Buziak’s NoTouch Credit Pull works this way, giving you a mortgage pre approval without hard pull so you can compare options first.
How many units make a loan commercial?
Generally five or more. Properties with one to four units are underwritten as residential, while five or more units move to commercial or multifamily programs, as shown on Fannie Mae’s Multifamily page. Mixed-use buildings can also be treated as commercial regardless of unit count, so verify before contract.
What documents should a CRE professional prepare?
Prepare two years of personal and business tax returns, K-1s, year-to-date profit-and-loss statements, recent bank statements, and a schedule of real estate owned with leases. For a DSCR loan, add leases and a rent estimate. The HUD site lists general homebuyer documentation guidance.
Premier Means the Right Fit for the Loan Category
If your deal is 5+ units, SBA, or CMBS, go to a commercial lender. If it is a personal home or a 1-4 unit investment financed on commission, K-1, or rental income, compare broker and lender quotes against the same six-line scorecard. Whichever route fits, check every quote on fees and income documentation before you choose.
Your dream home is within reach. Discover how much you could save with personalized mortgage rates tailored to your unique situation. Securely pre-qualify in minutes with no impact to your credit score and compare competitive offers from trusted lenders who are ready to help you save. Questions first? Call Duane Buziak at 804-212-8663.
About the author: Duane Buziak, NMLS #1110647, is the mortgage broker behind Shop Mortgage Rates by Duane Buziak, licensed in VA, FL, TN, GA, DC, NC, SC, and MD. Verify his license on NMLS Consumer Access. Related reading: how to compare mortgage rates without a hard credit pull.