We Match the Commercial Loan
to the Business Borrower
and the Property.
We specialize exclusively in commercial real estate and business loans. We evaluate your business cash flow, your property’s income, and your deal structure — then match you with the lender whose program fits. That is how business owners and commercial real estate investors who were declined elsewhere get funded here.
Commercial Loan Matching Starts
With Business & Property Strength
Conventional lenders score your commercial file against a rigid income grid. We evaluate the business borrower, the property or operating company, and the deal structure together — then place it with the lender whose credit appetite is built for that exact commercial profile.
Borrower Strength
We look past the tax return. Bank statements, 1099s, entity structure, cash deposits, and actual business performance all tell a clearer story than net taxable income — and we know which lenders read it that way.
Property & Business Cash Flow
For investment properties and operating businesses, the income the asset actually generates is what supports the debt. We calculate DSCR on real cash flow — not the number depreciation left behind on your Schedule E.
Deal Structure First
We structure the file before we submit it anywhere. That means choosing the right program, the right loan-to-value, and the right documentation strategy — so the lender sees the deal the way it should be seen.
Lender Alignment
Twenty-plus years of lender relationships means we know which capital sources have appetite for alt-doc, which ones price bridge well, and which SBA lenders move fastest on your specific property type.
Built for Borrowers Banks
Pass Over
If your business or commercial property is strong but your documentation does not fit the conventional lending box, you belong here. These are the commercial loan situations we close every week. We do not provide personal loans or residential mortgages.
Self-Employed Business Owners & 1099 Contractors
No W-2, high business write-offs, or income spread across entities. We qualify on actual business cash flow and deposits, not taxable net income.
Alt-Doc AvailableHotel & Hospitality Owners
S-corp structure, significant depreciation, FF&E write-offs. Tax return income almost never reflects real property performance.
SBA + DSCRCRE Investors & Landlords
Cost segregation and depreciation schedules create paper losses. We lend on the cash flow the property actually generates.
No Tax ReturnRestaurant & Franchise Operators
High revenue, thin net income after payroll and equipment write-offs. Bank DSCR fails even when the business is viable.
Bank StatementBridge & Maturing Loan Situations
Bank declining to renew, loan at maturity, or property in transition. Bridge capital buys you time and a clear exit path.
12–36 Month TermsMulti-Entity Business Owners
Income across multiple LLCs, S-corps, and partnerships does not always consolidate on a personal return. We can read the full picture.
Entity AnalysisThree Programs. One
Matching Methodology.
Every program below is designed for borrowers conventional lenders routinely pass over. We determine which one fits your deal — and structure it correctly before it goes anywhere.
No Tax Return & Alt-Doc Commercial Loans
Qualify on actual business cash flow, bank deposits, or property income — not what your Schedule C shows after write-offs. Designed specifically for self-employed borrowers, 1099 earners, and investors with strong fundamentals that do not survive the conventional income calculation.
- No personal tax return required
- Bank statement income programs
- 1099-only accepted
- Property cash flow qualification
- 30-year terms on investment CRE
Bridge Loans for Maturing & Transitional CRE
Your bank will not renew. The property is stabilizing. You need runway before permanent financing makes sense. Bridge capital is asset-based, closes fast, and comes with a structured exit path — typically to SBA or agency financing at stabilization.
- 12–36 month terms
- Asset-based underwriting
- $1M–$5M+ small balance CRE
- Close in weeks, not months
- Hotels, multifamily, mixed-use, office
SBA 7(a) & 504 Loans
SBA programs evaluate your business plan, management experience, and projections — not only historical tax returns. The right structure for hotel acquisitions, startup operators, and owner-occupied commercial real estate where equity injection requirements make conventional financing impractical.
- SBA 7(a) up to $5,000,000
- SBA 504 · 10% down · fixed 25 yrs
- Projection-based underwriting
- Self-employed borrowers considered
- Covers FF&E, renovations, working capital
Loan Matching Methodology™ —
Structure Before Submission
We do not shotgun your file to twenty lenders and wait. Every deal is reviewed, structured, and matched to a specific capital source before anything is submitted. That is why our borrowers close — and why they come back.
Income & Deal Review
We look at the real cash flow picture — bank statements, 1099s, entity structure, property income, and write-offs. Not just what the tax return shows.
Program Selection
We determine whether alt-doc, bank statement, DSCR, bridge, SBA 7(a), or SBA 504 fits — and we structure the file to match lender requirements before submission.
Lender Alignment
Using nationwide capital relationships, we match your deal to lenders whose credit appetite is built specifically for your borrower and property profile.
Execution to Close
We stay with you through underwriting, lender questions, and closing. Nothing falls apart in the middle — and you are never navigating it alone.
One Closing Is a Transaction.
A Relationship Is the Goal.
Most of our clients return when the next deal comes around. They come back because we worked for them the first time — not for the lender, not for the fee, and not for the easy path. That is the only way this business works long-term.
We Work for You, Not the Bank
Our job is to find capital that fits your deal — not to protect a lender’s risk position or steer you toward the program that closes fastest for us.
We Tell You the Truth Early
If a deal does not pencil, we say so before you waste time on an application. If there is a path, we explain it clearly. No false hope, no wasted months.
We Stay Through the Hard Parts
Underwriting surprises, lender questions, last-minute structure changes — we stay in the deal until it closes. Our clients do not manage the process alone.
We Know the Next Deal Is Coming
When you are ready to acquire, refinance, or expand again, we want to be the first call. That only happens if we earned it the first time. We take that seriously.
We Finance Across
Every Major Asset Class
Whether you own a niche property or a conventional commercial asset, our lender relationships cover the full spectrum.
Borrowers Who Were Told No —
Then Got Funded
“After being turned down by three banks, I was losing hope of expanding my franchise. Karen not only secured the SBA loan I needed but provided invaluable guidance. Within six months we opened our second location and increased revenue by 70%.”John D. — Restaurant & Franchise Owner
“We approached several banks and were unsuccessful. Karen came through, securing a $3,000,000 SBA loan to upgrade our equipment when no one else could. I have great confidence in her ability to find solutions even in challenging situations.”Shane M. — Internet Business Owner
“Karen guided us through a challenging refinance after a family loss. It seemed inevitable we would have to sell two cash-flowing apartment properties — but she secured a $6 million loan and saw the process through from start to finish.”Michael H. — Apartment Investor
“Had a unique transaction that required attention to detail and exemplary customer service. Karen assured us she could get the deal done — and she did. I would definitely recommend her and will use her again.”Christina F. — Mobile Home Park Owner
“Karen was instrumental in helping me achieve the loan for my restaurant. She was helpful with every single step and could not have made it easier. I know I will go to her on all future loans.”Deepak P. — Restaurant Owner
“Karen Schimpf is a superstar. She guided us through this complicated process faultlessly to a successful conclusion. We highly recommend her services.”Samuel S. — IT Company Owner
Karen Schimpf
Owner, Commercial Capital Ltd.
The Person Behind
Every Deal
Karen Schimpf has spent over two decades in commercial lending — first as a Business Development Officer at Chase, Wells Fargo, and Texas-based community banks, then building Commercial Capital Ltd. as an independent brokerage with a nationwide practice.
She has owned apartment buildings and operated her own businesses, which means she understands the real-world gap between what a tax return shows and what a business actually produces. That perspective shapes how every deal is evaluated here.
Her Loan Matching Methodology™ is not a marketing phrase. It is a structured process for reviewing the full borrower and property picture, selecting the right program, and placing the deal with a lender built for it. That is why 80% of her clients came through a bank decline first — and why they come back when the next deal arrives.
Your Commercial Deal Deserves a Second Opinion.
If a bank declined your commercial loan — or if your tax return does not reflect what your business or property actually earns — let us take a look. We provide commercial and SBA business loans exclusively. The strategy conversation is free.
Apply Now 📞 (512) 358-1511