The RPA Commercial Loans Blog
Expert perspectives on commercial lending, real estate trends, tax strategy, and market intelligence.
The RPA Commercial Loans Blog covers every facet of commercial real estate finance, from bridge loans and SBA lending to market trends, tax strategy, and property-type analysis. Our team of loan originators and underwriters shares practical guidance drawn from decades of experience arranging financing across all 50 states. Whether you are a first-time investor exploring fix-and-flip loans or a seasoned developer seeking construction capital, you will find actionable insights and current market intelligence here.
Commercial Real Estate Market Outlook 2026: Key Investor Insights
The 2026 commercial real estate market presents both challenges and opportunities for savvy investors. Discover the trends, sectors, and financing strategies sh...
Depreciation Recapture: What Sellers Must Know Before Closing
Selling a depreciated commercial property triggers a tax event many investors overlook. Learn how depreciation recapture works and how to plan ahead.
Office Building Conversion Financing: Fund Your Repositioning
Vacant office buildings are becoming prime candidates for creative repositioning. Learn how to finance adaptive reuse and conversion projects in today's market.
Workforce Housing Finance: Bridging the Multifamily Gap
Workforce housing occupies a critical but often overlooked space between affordable and market-rate multifamily. Discover how specialized loan programs are help...
SEC Eases Private Offering Rules: What the New 506(c) Guidance Means for Capital Raising
The SEC's March 2025 no-action letter on Rule 506(c) lets issuers verify accredited investor status through a $200,000 minimum investment and written representa...
Austin TX Commercial Real Estate: Tech Growth Financing
Austin's tech-fueled economy is reshaping commercial real estate demand. Discover key market trends and financing strategies for investors eyeing the Texas capi...
SBA SOP 50 10 8.1: Why Owner Buyouts Came Out Ahead
The new SBA SOP rewrites acquisition rules into four categories. Owner buyouts lost the 9:1 test, gained equity flexibility, and kept the QoE exemption. Here is...
Deferred Maintenance and Lender Requirements: Property Condition Matters
Unresolved maintenance issues can derail your commercial loan before it closes. Learn how lenders assess property condition and what borrowers can do to stay ah...
Loan Syndication for Mega-Deals: How $1B+ Projects Get Financed
When a single project exceeds what any one lender can hold, loan syndication steps in. Here is how banks, insurance companies, and debt funds team up to finance...
Cold Storage Facilities: Financing a Specialized Asset
Cold storage and food distribution facilities are among the most complex assets in commercial real estate. Learn how specialized financing works for this growin...
SBA Doubles Combined Loan Limit to $10 Million: What Borrowers Must Know
The SBA has decoupled its 7(a) and 504 loan programs, letting eligible borrowers combine up to $10 million in government-backed financing. Here is how the new r...
CMBS Loans: What They Are and When They Make Sense
CMBS loans offer unique advantages for commercial borrowers, including non-recourse terms and competitive fixed rates. Learn when this financing structure fits ...
Mountain West Commercial Real Estate: Growth Beyond the Coasts
Salt Lake City and the broader Mountain West are redefining commercial real estate opportunity. Discover why investors are looking inland for their next acquisi...
Salt Lake City & Mountain West: CRE Growth Beyond the Coasts
The Mountain West is rewriting the commercial real estate playbook. Discover why Salt Lake City and its regional neighbors are drawing serious investor attentio...
Parking Garages & Surface Lots: Financing Urban Assets
Parking garages and surface lots are emerging as compelling commercial investments. Learn how lenders evaluate these assets and what financing options exist for...
Commercial Real Estate Appraisals: What Borrowers Must Know
Understanding how commercial properties are appraised can make or break your financing timeline. Learn the key valuation methods, common pitfalls, and how to pr...
Mixed-Use Development Financing: Retail, Office & Residential
Mixed-use developments are reshaping urban investment strategies. Learn how to finance properties that combine retail, office, and residential under one roof.
CRE Market Outlook: Interest Rates & Cap Rate Compression
Explore how shifting interest rate trends and cap rate compression are reshaping commercial real estate investment strategies in 2025 and beyond.
Bridge Loans for CRE: When Short-Term Financing Makes Sense
Bridge loans offer commercial real estate investors fast, flexible financing to seize opportunities. Learn when short-term lending creates long-term value.
Why Industrial Real Estate Is Outpacing Every Asset Class
Warehouse and distribution properties are posting record-breaking returns. Discover why industrial real estate has become the top-performing commercial asset cl...
Section 1031 Exchanges: Defer Capital Gains Tax Legally
A 1031 exchange allows commercial real estate investors to defer capital gains taxes by reinvesting sale proceeds into like-kind properties. Learn how it works ...
Southern California Multifamily: Investing in a High-Cost Market
Southern California's multifamily market remains one of the most resilient in the nation. Discover key investment opportunities and financing strategies for 202...
SBA 7(a) vs SBA 504: Choosing the Right Loan Program
Not all SBA loans are created equal. Learn the key differences between the SBA 7(a) and SBA 504 programs so you can choose the best fit for your business goals.
Office Space Evolution: Remote Work Reshapes CRE Demand
Remote work has permanently altered how businesses use office space. Learn how investors and lenders are adapting to a transformed commercial real estate landsc...
Opportunity Zone Investments: Tax Benefits, Risks & Evaluation
Opportunity Zones offer powerful tax incentives for commercial real estate investors, but understanding the risks and how to evaluate eligible properties is ess...
Texas Commercial Real Estate: A Top Investment Destination
Texas continues to dominate commercial real estate investment in 2025. Discover the market drivers, property sectors, and financing strategies fueling the Lone ...
DSCR Explained: Why Lenders Live by This One Ratio
DSCR is the single most important metric lenders use to evaluate commercial loans. Learn how it works, why it matters, and how to strengthen yours.
Fannie Mae & Freddie Mac Multifamily Loans Explained
Fannie Mae and Freddie Mac offer some of the most competitive financing available for 5+ unit multifamily properties. Learn how agency loans work and who qualif...
Retail Strip Centers: Finding Value in a Post-Pandemic Landscape
Retail strip centers have defied the post-pandemic doom narrative, offering investors strong yields and resilient tenants. Discover what's driving the opportuni...
Cost Segregation Studies: Accelerate Depreciation, Cut Taxes
Cost segregation studies allow commercial property owners to front-load depreciation deductions, unlocking significant tax savings and improving cash flow in th...
Phoenix & Scottsdale: Sunbelt Commercial Real Estate Opportunities
Phoenix and Scottsdale are among the fastest-growing commercial real estate markets in the U.S. Discover what's driving investment and how to capitalize on Sunb...
C-PACE Financing: Fund Energy Upgrades at No Upfront Cost
C-PACE financing lets commercial property owners fund energy upgrades with no out-of-pocket costs, repaid through a property tax assessment. Learn how it works.
Hotel & Hospitality Financing: A Complex Asset Class
Hotel and hospitality financing requires a specialized approach. Learn how lenders evaluate these unique assets and how to position your deal for success.
Passive Loss Rules & Real Estate Professional Status Explained
Understanding passive loss rules and real estate professional status can unlock significant tax advantages for CRE investors. Here is what you need to know befo...
Florida Commercial Real Estate: Opportunities in the Sunshine State
Florida's commercial real estate market continues to attract investors nationwide. Discover the key sectors, financing trends, and regional hotspots driving opp...
Construction Loans Demystified: From Ground-Up to Renovation
Construction loans unlock the capital needed to build or transform commercial properties. Learn how these specialized loan programs work and what borrowers shou...
Mixed-Use Development Financing: One Property, Many Uses
Mixed-use developments blend retail, office, and residential under one roof. Learn how financing works and why lenders view these properties differently.
The Fed & Commercial Lending: How Monetary Policy Affects Your Rate
Discover how Federal Reserve monetary policy decisions directly shape commercial mortgage rates and what borrowers can do to stay ahead of market shifts.
Senior Living & Healthcare Real Estate: A Growing Asset Class
Senior living and healthcare real estate is emerging as one of the most resilient asset classes in commercial lending. Learn what investors need to know.
Hard Money Loans: When Speed and Flexibility Matter Most
Hard money loans offer real estate investors fast, flexible financing when traditional lenders can't move quickly enough. Learn when this strategy makes sense.
1031 Exchange Into DSTs: A Smart Replacement Strategy
Delaware Statutory Trusts offer a powerful 1031 exchange solution for investors seeking passive income without management headaches. Learn how DSTs qualify as r...
Pacific Northwest CRE: Seattle, Portland & Emerging Markets
The Pacific Northwest remains one of the most dynamic commercial real estate regions in the U.S. Discover what investors need to know about Seattle, Portland, a...
Self-Storage Facilities: A Recession-Resistant Asset Class
Self-storage facilities have quietly become one of commercial real estate's most resilient asset classes. Discover why savvy investors are turning to storage in...
USDA Rural Development Loans for Multifamily Properties
USDA Rural Development loans offer compelling financing for multifamily properties in eligible rural areas. Discover how investors can leverage low rates and fa...
Commercial Loan Covenants: What Lenders Require
Commercial loan covenants can make or break your financing. Learn what lenders require, how covenants work, and how to stay compliant throughout your loan term.
Cannabis Real Estate Financing: Securing a Loan for Regulated-Use Properties
Cannabis real estate financing is complex but achievable. Learn how investors and operators can secure commercial loans for dispensaries, cultivation facilities...
Bonus Depreciation Phase-Down: Maximize Deductions Now
Bonus depreciation is shrinking fast. Learn the strategies commercial real estate investors need to capture maximum deductions before the rules change for good.
Multifamily Refinancing: Maximize Cash-Out on Apartments
Discover proven multifamily refinancing strategies to unlock maximum cash-out proceeds from your apartment building in today's market.
Net Lease Investments: NNN, NN, and Gross Lease Structures
Understand the key differences between NNN, NN, and gross lease structures to make smarter net lease investment decisions in today's commercial real estate mark...
How to Calculate Net Operating Income for a Commercial Property
Net Operating Income is one of the most critical metrics in commercial real estate. Learn how to calculate it accurately and use it to make smarter investment d...
Denver & Colorado Commercial Real Estate Investment Guide
Colorado's commercial real estate market offers diverse opportunities across multifamily, industrial, and retail sectors. Discover key trends, financing strateg...
SBA 504 Loans: Finance Owner-Occupied CRE Below Market
SBA 504 loans offer business owners a powerful path to owning commercial real estate with low down payments and below-market fixed rates. Learn how this program...
Ground Leases: Financing Buildings You Own on Land You Don't
Ground leases offer unique investment opportunities but come with complex financing challenges. Learn how lenders evaluate these deals and how to secure funding...
Tax-Deferred Exchanges: Advanced Strategies Beyond 1031
The basic 1031 exchange is just the beginning. Discover advanced tax-deferral strategies that sophisticated commercial real estate investors use to maximize wea...
Nashville & Tennessee CRE: Mid-South Opportunities
Tennessee's commercial real estate market is surging with industrial, multifamily, and mixed-use demand. Discover where savvy investors are finding value in the...
Preferred Equity & Mezzanine Financing: Filling the Gap
When senior debt falls short, preferred equity and mezzanine financing bridge the gap. Learn how these powerful capital stack tools work for commercial real est...
Data Centers & Cell Towers: Financing Digital Infrastructure
Data centers and cell towers are reshaping commercial real estate lending. Learn how investors can finance these high-demand digital infrastructure assets.
How Lenders Underwrite Commercial Real Estate Loans
Ever wonder what happens after you submit a commercial loan application? Get an inside look at how lenders analyze risk, value assets, and make credit decisions...
Distressed Property Acquisitions: Financing Troubled Assets
Distressed properties offer compelling upside for savvy investors, but require the right financing strategy. Learn how to identify, evaluate, and fund troubled ...
Chicago & Midwest CRE: Stability and Value in the Heartland
The Midwest continues to offer commercial real estate investors compelling value, steady fundamentals, and diversified opportunity. Discover why Chicago and the...
Short-Term Rental Financing: What Lenders Look For
Financing a vacation or STR property comes with unique underwriting criteria. Learn what lenders evaluate and how to position your deal for approval.
Cap Rate Compression: Why Investors Accept Lower Yields
Cap rate compression reshapes how investors value commercial property and structure deals. Learn what drives it and how to position your next acquisition.
Adaptive Reuse Financing: Turning Vacant Buildings Into Homes
Adaptive reuse projects are reshaping urban real estate. Learn how investors are financing the conversion of offices, hotels, and retail into residential housin...
LLC vs LP vs Corp: Which Entity Do Lenders Prefer?
Choosing the right entity structure for your commercial real estate investment affects more than taxes. Learn how LLCs, LPs, and corporations impact your borrow...
Recourse vs Non-Recourse Loans: What Borrowers Must Know
Understanding the difference between recourse and non-recourse loans is critical for any commercial real estate investor. Learn how each structure affects your ...
Mobile Home Parks: Financing a High-Yield Asset Class
Mobile home parks are one of commercial real estate's best-kept secrets. Learn how savvy investors are financing this high-yield, recession-resistant asset clas...
SOFR Explained: How It Replaced LIBOR in Commercial Lending
SOFR has fully replaced LIBOR as the benchmark rate for commercial loans. Learn how this transition affects your financing costs and what borrowers need to know...
Northeast Commercial Real Estate: Smart Financing Strategies
High costs don't have to mean high barriers. Learn how savvy investors are financing commercial properties across New York and the Northeast with creative loan ...
Fix and Flip Financing at Scale: Fund Your Full Pipeline
Scaling a fix and flip operation requires more than capital for one deal. Learn how experienced investors fund a full pipeline of properties simultaneously.
Medical Office Buildings: Stable Long-Term Returns
Medical office buildings offer investors recession-resistant income, long lease terms, and growing demand. Learn why healthcare real estate stands out in today'...
Opportunity Zone Fund Updates: Rules, Deadlines & Deals
Opportunity Zone funds continue to evolve with new IRS guidance and shifting deadlines. Discover the latest regulations and where investors are finding compelli...
Las Vegas & Nevada Commercial Real Estate: Tourism and Growth
Nevada's commercial real estate market blends tourism-driven demand with rapid diversification. Discover what investors need to know about financing opportuniti...
Commercial Real Estate Loan Modifications: Your Options
When a commercial property underperforms, a loan modification may offer a lifeline. Explore your options and strategies to protect your investment.
Student Housing Investments: Financing Purpose-Built and Off-Campus Rentals
Student housing remains one of the most resilient niches in commercial real estate. Learn how to finance purpose-built and off-campus rental properties in 2025.
Interest Rate Hedging for CRE Borrowers: Caps, Swaps & Collars
Learn how interest rate caps, swaps, and collars can protect your commercial real estate investment from rate volatility in today's dynamic lending environment.
Charlotte & the Carolinas: Finance and Industrial CRE Boom
Charlotte and the broader Carolinas region are emerging as premier destinations for commercial real estate investment, driven by explosive finance sector expans...
Life Company Loans: When Insurance Financing Beats the Bank
Life company loans offer some of the most competitive long-term rates in commercial real estate. Discover when insurance company financing outperforms tradition...
1031 Exchange Boot: What Counts, What Doesn't, and How to Avoid a Taxable Event
Boot in a 1031 exchange can trigger unexpected tax liability. Learn what qualifies as boot, what doesn't, and how to structure your exchange to stay fully tax-d...
Salt Lake City & Mountain West: Commercial Real Estate Growth
Salt Lake City and the broader Mountain West are emerging as premier commercial real estate markets. Discover what's driving investor interest beyond the coasts...
Deferred Maintenance and Lender Requirements: How Property Condition Affects Your Loan
Deferred maintenance can quietly derail a commercial loan approval. Learn how lenders assess property condition and what borrowers can do to stay ahead.
Workforce Housing Finance: Closing the Affordability Gap
Workforce housing sits between affordable and market-rate multifamily, and financing it requires a specialized approach. Learn how investors are bridging the ga...
Depreciation Recapture: Selling a Depreciated Commercial Property
When you sell a depreciated commercial property, the IRS wants its share back. Learn how depreciation recapture works and how to plan ahead to minimize your tax...
Commercial Real Estate Market Outlook for 2025
Discover what 2025 holds for commercial real estate investors. From interest rate shifts to emerging asset classes, here's what you need to know before your nex...
Commercial Lease Structures: How They Affect Property Value
Understanding NNN, Gross, Modified Gross, and Percentage leases is essential for investors and lenders evaluating commercial property value and financing potent...
Environmental Due Diligence: Phase I & II Assessments Explained
Before closing on a commercial property, environmental due diligence can make or break your deal. Learn how Phase I and Phase II assessments protect your invest...
Atlanta & Southeast CRE: Sun Belt Growth Beyond Florida & Texas
Atlanta and the broader Southeast are emerging as powerhouse commercial real estate markets, offering investors compelling opportunities beyond the well-trodden...
Commercial Real Estate Loan FAQ
What types of commercial loans does RPA Commercial Loans arrange?
RPA arranges bridge loans, SBA 7(a) and 504 loans, construction loans, fix-and-flip financing, hard money loans, conventional permanent loans, CMBS, Fannie Mae, Freddie Mac, FHA/HUD, USDA, CPACE, working capital, equipment financing, and accounts receivable financing.
How long does it take to close a commercial loan?
Closing times vary by loan type. Hard money and bridge loans can close in as little as 7 to 14 days. SBA loans typically take 45 to 90 days. Conventional and CMBS loans generally take 30 to 45 days from application to funding.
What is the minimum credit score for a commercial loan?
Credit score requirements vary by loan type and lender. Hard money lenders may not require a minimum credit score, while SBA and conventional lenders typically require a mid-score of 680 or higher. RPA matches you with lenders whose criteria fit your profile.
Can I get a commercial loan with a past bankruptcy or foreclosure?
Yes, depending on the loan type and how much time has passed. Most lenders require 2 to 7 years of seasoning after a bankruptcy or foreclosure. Hard money and bridge lenders are more flexible, while SBA and conventional lenders have stricter requirements.
What is the maximum LTV for a commercial loan?
LTV limits vary by loan type. Hard money and fix-and-flip loans can go up to 90% LTV or LTC. Bridge loans typically max out at 75% LTV. SBA 7(a) loans can reach 85% LTV for owner-occupied properties. Conventional loans usually cap at 65% to 75% LTV.
Does RPA Commercial Loans charge upfront fees?
RPA charges a processing and underwriting fee that is due upon acceptance of a lender term sheet. The origination fee is paid at closing from loan proceeds. There is no charge to submit an application or receive initial loan quotes.
Ready to Apply What You've Learned?
Our loan officers are ready to help you find the right financing for your commercial real estate goals.