There's a frustrating pattern that plays out in commercial real estate financing across Texas every single day. An investor finds a property. The numbers work. The opportunity is time-sensitive — it always is, because good commercial deals in Houston, Dallas, Austin, San Antonio and every growing Texas market don't sit on the market waiting for someone to secure financing. The investor contacts a lender. The lender asks for two years of tax returns, three months of bank statements, a personal financial statement, a schedule of real estate owned, a credit report above 700, and a partridge in a pear tree. Three weeks later, the underwriter has questions. Four weeks later, more questions. Six weeks later, the deal is dead because the seller moved on to a buyer who could actually close.
The problem isn't the investor. The problem is the lender — or more precisely, the mismatch between what the investor needs (fast, flexible, asset-focused financing) and what the lender offers (rigid underwriting guidelines designed for conventional borrowers who don't need commercial loans in the first place).
Commercial Loans of Texas exists to solve that mismatch. A direct lender in Magnolia, Texas near Houston, in the business of closing Texas commercial loans since 1998 — with over 100 lenders at their disposal, competitive rates, pre-qualification in 24 hours, and closings in as little as 14-21 days. No upfront fees. All credit grades. All property types. From first-time commercial buyers to experienced investors executing cash-out refinances on existing portfolios.
Phone: direct to Daniel Peterson, the principal who answers every call personally.
Stated Income Commercial Loans — When Tax Returns Don't Tell the Full Story
Self-employed borrowers, business owners and real estate investors know the paradox: the more successful you are, the more aggressively your accountant minimises your taxable income — which means your tax returns show a fraction of your actual earning capacity. When a conventional lender underwrites your loan based on those returns, you don't qualify for the amount you actually need (and can actually afford).
Stated income commercial loans solve this problem by underwriting based on the borrower's stated income and the property's income-producing capacity rather than requiring full tax return documentation. No tax return commercial loans from Commercial Loans of Texas are designed specifically for borrowers whose financial picture is stronger than their tax returns suggest — which, in practice, describes a significant portion of successful Texas business owners and investors.
The stated income approach doesn't mean "no documentation." It means the documentation focuses on the asset, the rental income, the DSCR (Debt Service Coverage Ratio) and the borrower's overall financial profile rather than two years of Schedule C or Schedule E.
Bad Credit? The Asset Matters More Than the Score
Conventional lenders have a hard credit score cutoff. Below 700 — sometimes below 680 — and the application goes straight to the rejection pile, regardless of the property's income, the borrower's equity position, or the strength of the deal itself. For investors who've been through a business downturn, a divorce, a medical event or any of the other life circumstances that can temporarily damage a credit score, this rigid approach locks them out of opportunities that would be profitable for both borrower and lender.
Bad credit commercial lenders at Commercial Loans of Texas evaluate the complete picture — not just the credit score. The property's value, the income it generates, the borrower's equity contribution, the exit strategy, and the overall viability of the deal all factor into the underwriting decision. A strong deal with a 620 credit score is still a strong deal, and Commercial Loans of Texas has the lending relationships to get it funded.
Texas Hard Money Lenders — Speed When Speed Is Everything
Some deals can't wait for conventional underwriting timelines. A foreclosure auction. A distressed property at a steep discount. A bridge financing need between acquisition and permanent financing. A construction draw that needs to close before the contractor walks.
Texas hard money lenders at Commercial Loans of Texas provide the speed that these situations demand — asset-based underwriting that focuses on the property's value and the borrower's equity rather than income documentation, credit scores and the weeks of back-and-forth that conventional underwriting requires. Hard money closings can happen in days rather than weeks, which in competitive Texas markets is often the difference between winning and losing the deal.
Asset Based Commercial Lending — Let the Property Speak for Itself
Asset based commercial lending is the thread that connects stated income loans, hard money loans and many of Commercial Loans of Texas's other programs. The fundamental principle is that the property itself — its value, its income, its condition, its location, its marketability — is the primary collateral and the primary underwriting consideration.
This approach serves investors who have strong properties but non-traditional income documentation, imperfect credit histories, complex ownership structures, or any of the other characteristics that cause conventional lenders to say no despite the underlying deal being sound.
Commercial Loans of Texas evaluates the asset first and builds the financing structure around it — matching the property to the right loan product from their portfolio of in-house programs and 100+ lending relationships.
Commercial Cash Out Refinance — Unlock the Equity You've Built
Texas commercial property owners who've held properties through years of appreciation, debt paydown and income growth are sitting on substantial equity that can be deployed into new investments, renovations, business expansion or debt consolidation. A commercial cash out refinance converts that trapped equity into liquid capital without selling the property.
Commercial Loans of Texas structures cash-out refinances across all commercial property types — office, retail, multifamily, industrial, mixed-use — with competitive rates and terms that make the extracted equity productive rather than expensive.
SBA Loans in Texas — Government-Backed Options
For small business owners purchasing owner-occupied commercial real estate or seeking working capital, SBA loans in Texas provide government-backed financing with lower down payments and longer terms than conventional commercial loans. The SBA 7(a) and 504 programs are designed for businesses that meet specific eligibility criteria, and Commercial Loans of Texas helps qualified borrowers navigate the application process and connect with SBA-preferred lenders.
Private Money Commercial Loans — Relationships That Close Deals
Beyond institutional lending channels, Commercial Loans of Texas maintains long-term relationships with small banks, private banks and wealthy individual investors who provide private money commercial loans with unique programs and flexible terms that most borrowers would never find on their own. These relationships — built over 25+ years in the Texas market — represent lending capacity that doesn't appear on any aggregator website or rate comparison tool.
Private money fills the gaps that institutional lending leaves — unusual property types, complex deal structures, borrower profiles that don't fit conventional boxes, and situations where speed and flexibility matter more than getting the absolute lowest rate.
All Property Types Across Texas
Commercial Loans of Texas finances the full spectrum of commercial real estate across the state:
Office buildings. Retail centres and strip malls. Multifamily apartment complexes. Industrial warehouses and distribution centres. Medical office buildings. Mixed-use developments. Hotels and hospitality properties. Self-storage facilities. Land for commercial development. Special-purpose properties.
The geographic coverage spans the major Texas metros — Houston, Dallas-Fort Worth, Austin, San Antonio — and extends throughout the state. The team's deep Texas market knowledge means they understand local regulations, zoning, market dynamics and property values in ways that out-of-state lenders simply cannot match.
Since 1998 — Experience That Closes Deals
Commercial Loans of Texas has been closing Texas commercial loans since 1998. That's over 25 years, thousands of closed loans, and the kind of institutional knowledge about Texas real estate law, lending regulations and market conditions that can only come from decades of continuous activity in the same market.
The reviews tell a consistent story. Daniel Peterson — the principal — answers every call personally. The service is hands-on, transparent and committed to getting deals done. When obstacles appear (and in commercial lending, they always do), the team finds workarounds rather than giving up. Multiple reviewers describe situations where other lenders said no and Commercial Loans of Texas found a way.
Google rating: 4.8 out of 5 based on reviews from physicians, auto dealers, investors and business owners across Texas.
Get Pre-Qualified
Visit commercialloansoftexas.com to explore loan programs and rate sheets, read the Top 10 reasons to choose Commercial Loans of Texas, access the commercial loan calculator, or submit an application. Stated income. Hard money. Bad credit. Cash-out refinance. SBA. Private money. Asset-based. All property types. All credit grades. Pre-qualification in 24 hours. Closing in 14-21 days. No upfront fees. Direct lender in Magnolia, Texas — closing Texas commercial loans since 1998.
This article is for informational purposes only and does not constitute a loan offer, financial advice or guarantee of approval. All loan products are subject to underwriting, credit approval and property eligibility. Terms, rates and availability vary based on borrower qualifications and market conditions. Consult with a qualified financial advisor before making lending decisions.