Commercial real estate finance · All 50 states
Commercial property capital, without the bank runaround.
Banks say no for reasons that have nothing to do with your deal. We place commercial real estate loans from $500,000 to $25 million with lenders who look at the property and the plan — not just the credit score.
No cost and no obligation to find out where you stand.
Loan products
Seven ways to finance the deal
Most borrowers arrive knowing they need money and not much else. Part of our job is working out which of these actually fits — and telling you when none of them do.
Bridge Loans
Short-term, first-position financing for fast-moving opportunities — acquisitions, repositioning, or covering a gap until permanent debt is in place.
Explore bridge loansHard Money
When the clock or the credit report is the problem. Underwritten against real estate equity rather than income history, with far less paperwork.
Explore hard moneyRefinance & Cash Out
Lower the carry, consolidate maturing debt, or pull equity out of a property that has performed and put it to work somewhere else.
Explore refinancingAcquisition
Financing to add a property to the portfolio, structured around the strategy you already have — or one we help you sharpen first.
Explore acquisitionDevelopment & Construction
Ground-up and major rehab, at up to 90% loan-to-cost. One underwriting for the construction and permanent loan, and one fee.
Explore constructionSBA 504 & 7(a)
Owner-occupied property with as little as 10% down on qualifying projects. The best terms in commercial lending, if your deal fits the box.
Explore SBA loansWhere banks stop, we start
We say yes to a lot of things a bank will not.
A bank underwrites to a template. When your file does not match it, the answer is no and nobody explains why. We work with lenders whose whole business is the deals that fall outside the template.
- Start-up companies without a long operating history
- Borrowers with B, C and D credit
- Asset-based lending against real estate equity
- Contractor assistance on build-to-suit projects
- Time-sensitive closings, including foreclosure prevention
- Non-conforming property and unusual income streams
- Equity partnering integrated with your debt structure
Property types
What we finance
Every property type underwrites differently. Knowing which lenders are active in a given asset class this quarter is most of the job.
- Apartment Buildings
- Office Buildings
- Senior Housing & Healthcare
- Hotels & Hospitality
- Warehouses & Self-Storage
- Medical & Dental Complexes
- Multi-Use Buildings
- Medical & Professional Offices
We also finance retail, industrial, restaurants, convenience stores, gas stations, churches, funeral homes, commercial condos and owner-occupied buildings of most kinds.
Specialty practice
Senior housing & assisted living
Guardian is a national broker and lender funding assisted living facilities through both Fannie Mae and HUD programs. We have funded some of the largest assisted living providers in the country alongside small community-based operators.
Senior housing financingThe demographics are not subtle.
The baby boom is moving into the ages where assisted living demand is set, and supply has not kept pace. That gap is the investment case — but these buildings carry licensing requirements, operator scrutiny and physical plant standards that ordinary commercial lenders are not equipped to underwrite.
Agency and HUD programs exist precisely for this, and they carry terms no conventional lender matches. They also carry a process. Knowing how to run it is the difference between a funded project and a year of wasted effort.
How it works
Three steps, no mystery
Tell us about the deal
Property type, location, loan amount and what you are trying to do. Five minutes on the form or one phone call. There is no application fee and no credit pull at this stage.
We find the fit
We take your file to the lenders whose current appetite actually matches it, and come back with the structures that are genuinely available — or a straight answer that this one is not financeable right now.
We close it
Most conventional loans close in 35 to 45 days when the file is complete up front. Bridge and hard money can close in 14 to 21 days. We stay on it until the money moves.
Let's find out if this is financeable.
Send the details and we will come back with real options. If we cannot help, we will say so quickly rather than waste your time.