CORE LOAN PROGRAMS
As a Commercial Mortgage Broker you can offer numerous loan programs through hundreds of lenders. Most financing requests will fall into 6 Core Loan Program categories. It is extremely important you know how each program works, in order to evaluate each client's loan request, then match them with the appropriate loan program and lender based upon the property type, location, loan size, and other loan parameters. When you need assistance, the ICS Loan Team will assist in structuring the loan accordingly, and ensure the loan program is the most suitable for the client.
ICS arranges financing through hundreds of lenders. Our capital partners include Banks, Credit Unions, Life Companies, REIT's, Private Lenders, Wholesale, CMBS, SBA, as well as Agency Lenders, including Fannie Mae, Freddie Mac, and FHA.
Conforming Loans
(Institutional)
vs.
Non-Conforming Loans
(Alt-A & Hard Money Loans)
Conforming loans, which we refer to as Institutional loans at ICS, are those that meet bank-grade (A-Paper) underwriting guidelines. ICS funds Institutional loans through banks, credit unions, life companies, CMBS, SBA, and agency lenders. Institutional loans offer the lowest rates available, but do have the strictest underwriting guidelines. Non-conforming loans, which we refer to as Alt-A and Hard Money / Bridge loans are for properties or borrowers that do not qualify for Institutional financing. All 6 Core loan programs are offered at each underwriting Tier level, those being Institutional, Alt-A, and Hard Money / Bridge.
When we originate loans at ICS, we first identify the purpose of the loan. Is it a refinance, purchase, fix & flip, new construction? We then ask the client the most important question. How long do you need the loan for and what is the exit strategy? This determines what type of loan program we are going to propose, including term length.
Institutional Products
Long-Term Permanent (PERM) Loans
30-Year Fixed
Loan is fixed for 30-years with 30-year amortization. Step-down prepayment penalty or yield maintenance. Eligible properties include multifamily 5+ units, and 1-4 unit residential properties. 30-year fixed conforming loans are not usually available for office, retail, industrial, manufactured housing, healthcare, student housing, senior housing, and specialty use properties.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 9 to 12-Months | Minimum Loan Size: $1MM (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $1MM (smaller with exception)
20-Year Fixed
Loan is fixed for 20-years with 20-year amortization. Step-down prepayment penalty or yield maintenance. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, healthcare, student housing, senior housing, and specialty use properties.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 9 to 12-Months | Minimum Loan Size: $1MM (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $1MM (smaller with exception)
15-Year Fixed
Loan is fixed for 15-years with 15-year amortization. Step-down prepayment penalty or yield maintenance. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, healthcare, student housing, senior housing, and specialty use properties.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 9 to 12-Months | Minimum Loan Size: $1MM (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $1MM (smaller with exception)
10-Year Fixed Balloon
Loan is fixed for 10-years with 15, 20 or 30-year amortization. Loan is due at end of 10-year term. Step-down prepayment penalty or yield maintenance. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, healthcare, student housing, senior housing, and specialty use properties.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 9 to 12-Months | Minimum Loan Size: $1MM (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $1MM (smaller with exception)
7-Year Fixed Balloon
Loan is fixed for 7-years with 15, 20 or 30-year amortization. Loan is due at end of 7-year term. Step-down prepayment penalty or yield maintenance. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, healthcare, student housing, senior housing, and specialty use properties.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 9 to 12-Months | Minimum Loan Size: $1MM (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $1MM (smaller with exception)
5-Year Fixed Balloon
Loan is fixed for 5-years with 15, 20 or 30-year amortization. Loan is due at end of 5-year term. Step-down prepayment penalty or yield maintenance. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, healthcare, student housing, senior housing, and specialty use properties.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 9 to 12-Months | Minimum Loan Size: $1MM (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $1MM (smaller with exception)
10-Year Fixed Hybrid
Loan is fixed for initial 10-years with 15, 20 or 30-year amortization. Loan adjusts annually following the 10-year term through maturity, due at the end of the 15, 20, or 30-year loan term. Step-down prepayment penalty or yield maintenance. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, healthcare, student housing, senior housing, and specialty use properties.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 9 to 12-Months | Minimum Loan Size: $1MM (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $1MM (smaller with exception)
7-Year Fixed Hybrid
Loan is fixed for initial 7-years with 15, 20 or 30-year amortization. Loan adjusts annually following the 7-year term through maturity, due at the end of the 15, 20, or 30-year loan term. Step-down prepayment penalty or yield maintenance. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, healthcare, student housing, senior housing, and specialty use properties.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 9 to 12-Months | Minimum Loan Size: $1MM (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $1MM (smaller with exception)
5-Year Fixed Hybrid
Loan is fixed for initial 5-years with 15, 20 or 30-year amortization. Loan adjusts annually following the 5-year term through maturity, due at the end of the 15, 20, or 30-year loan term. Step-down prepayment penalty or yield maintenance. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, healthcare, student housing, senior housing, and specialty use properties.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 9 to 12-Months | Minimum Loan Size: $1MM (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $1MM (smaller with exception)
Alt-A / FLEX Products
Long-Term Permanent with flexible (FLEX) underwriting guidelines
30-Year Fixed FLEX Loan
Loan is fixed for 30-years with 30-year amortization. Step-down prepayment penalty. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, self-storage, and healthcare. ICS FLEX loans are long-term loans designed for properties/borrowers that just miss conforming guidelines.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 6 to 9-Months | | Minimum Loan Size: $100k (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $100k (smaller with exception)
5-Year Fixed FLEX Loan
Loan is fixed for initial 5-years with 30-year amortization. Loan adjusts annually following the 5-year term through maturity, due at the end of the 30-year loan term. Step-down prepayment penalty. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, self-storage, and healthcare. ICS FLEX loans are long-term loans designed for properties/borrowers that just miss conforming guidelines.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $100k (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $100k (smaller with exception)
Non-Conforming FLEX Residential Portfolio Product
5 to 30-Year Fixed FLEX Residential Portfolio Loan
Loan is fixed for 5 or 30-years with 30-year amortization. Step-down prepayment penalty. Eligible properties include multifamily 5+ units and 1-4 unit residential investment properties. ICS Residential Portfolio Loans are long-term loans for 5 or more properties / units financed within a single loan or multiple loans. Full-Term, Balloon, and Hybrid options are available. Lite Doc and Full-Doc underwriting available.
RESIDENTIAL 1-4 Unit & Multifamily 5+ Units
Max LTV Purchase: 80% / Refi 75% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $100k (smaller with exception)
COMMERCIAL
Max LTV Purchase: 75% / Refi 70% | Min Credit: 650 | Reserves: 6 to 9-Months | Minimum Loan Size: $100k (smaller with exception)
Non-Conforming Bridge Products
3-Year Fixed Interest Only Bridge Loan
Loan is fixed for 3-years with interest only amortization. Loan is due at the end of the 3-year loan term. No prepayment penalty. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, self-storage, hotels, and healthcare. ICS Bridge Loans are short-term interim loans designed for properties needing stabilization, lease-up, and/or rehab prior to securing long-term conforming financing or disposition.
Max LTV: 65% to 75% | Min Credit: N/A | Minimum Loan Size: $100k
2-Year Fixed Interest Only Bridge Loan
Loan is fixed for 2-years with interest only amortization. Loan is due at the end of the 2-year loan term. No prepayment penalty. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, self-storage, hotels, and healthcare. ICS Bridge Loans are short-term interim loans designed for properties needing stabilization, lease-up, and/or rehab prior to securing long-term conforming financing or disposition.
Max LTV: 65% to 75% | Min Credit: N/A | Minimum Loan Size: $100k
1-Year Fixed Interest Only Bridge Loan
Loan is fixed for 1-year with interest only amortization. Loan is due at the end of the 1-year loan term. No prepayment penalty. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, self-storage, hotels, and healthcare. ICS Bridge Loans are short-term interim loans designed for properties needing stabilization, lease-up, and/or rehab prior to securing long-term conforming financing or disposition.
Max LTV: 65% to 75% | Min Credit: N/A | Minimum Loan Size: $100k
Conforming Bridge Products
3-Year Fixed Interest Only Bridge Loan
Loan is fixed for 3-years with interest only amortization. Loan is due at the end of the 3-year loan term. Step-down prepayment penalty. Eligible properties include multifamily 5+ units, 1-4 unit residential, office, retail, industrial, manufactured housing, self-storage, hotels, and healthcare. ICS Bank Bridge Loans are short-term interim loans designed for properties needing stabilization, lease-up, and/or rehab prior to securing long-term conforming financing or disposition. This loan is funded through our banking capital partnerships and has more stringent guidelines than our non-conforming bridge program.
Max LTV: 65% to 75% | Min Credit: 650 | Minimum Loan Size: $1MM
Non-Conforming Fix & Flip Product
12 to 18-Month Fixed Interest Only Fix & Flip - Rehab Loan
Loan is fixed for 12 to 18-months with interest only amortization. Loan is due at the end of the 12 to 18-month term. No prepayment penalty. Eligible properties include multifamily 5+ units, 1-4 unit residential, and condos. ICS Fix & Flip - Rehab Loans are short-term interim loans designed for properties needing minor to major renovations (not new construction) prior to securing long-term financing or disposition.
Max LTV: 90% to 100% | Max ARV: 75% | Max LTC: 90% to 100% | Min Credit: 620 | Minimum Loan Size: $100k
Non-Conforming Construction Products
3-Year Fixed Interest Only Construction Loan
Loan is fixed for 3-years with interest only amortization. Loan is due at the end of the 3-year term. No prepayment penalty in most cases. Eligible properties include multifamily 5+ units, 1-4 unit residential, condos, office, retail, industrial, manufactured housing, self-storage, hotels, and healthcare. ICS Construction Loans are short-term interim loans designed for new constructions projects prior to securing long-term financing or disposition.
Max LTV: 90% | Max ARV: 75% | Max LTC: 80% to 100% | Min Credit: 650 | Minimum Loan Size: $500k
2-Year Fixed Interest Only Construction Loan
Loan is fixed for 2-years with interest only amortization. Loan is due at the end of the 2-year term. No prepayment penalty in most cases. Eligible properties include multifamily 5+ units, 1-4 unit residential, condos, office, retail, industrial, manufactured housing, self-storage, hotels, and healthcare. ICS Construction Loans are short-term interim loans designed for new constructions projects prior to securing long-term financing or disposition.
Max LTV: 90% | Max ARV: 75% | Max LTC: 80% to 100% | Min Credit: 650 | Minimum Loan Size: $500k
1-Year Fixed Interest Only Construction Loan
Loan is fixed for 1-year with interest only amortization. Loan is due at the end of the 1-year term. No prepayment penalty in most cases. Eligible properties include multifamily 5+ units, 1-4 unit residential, condos, office, retail, industrial, manufactured housing, self-storage, hotels, and healthcare. ICS Construction Loans are short-term interim loans designed for new constructions projects prior to securing long-term financing or disposition.
Max LTV: 90% | Max ARV: 75% | Max LTC: 80% to 100% | Min Credit: 650 | Minimum Loan Size: $500k
Institutional SBA Product
SBA Loan
Loan is adjustable for 25 to 30-years with 15 to 30-year amortization. Eligible properties include business owner-occupied office, retail, industrial, self-storage, hotels, specialty use, automotive, and healthcare/medical. ICS SBA Loans are long-term loans designed for properties/borrowers that need owner-user financing for properties they intend to occupy 51% or more of the usable square footage. Non-owner tenant rental income is not factored into the DSCR. The owner's business net operating income must cover the debt service regardless of tenant rental income.
COMMERCIAL OWNER-USER PROPERTIES ONLY
Max LTV: 90% | Min Credit: 680 | Reserves: 6 to 9-Months | Minimum Loan Size: $100k
Minimum 2-years in business or 5+ years industry experience required.