FAQ
How much does it cost to sign up as a Broker / Platform User with ICS?
To sign up as a Broker Platform User it costs $195 plus a monthly fee of $95. Monthly billing of $95 starts 30-days after sign up. These fees cover all online training, Access to our lenders, loan software, marketing materials, and more.
How do you submit loans to ICS for funding review?
First, you will need to sign up online with ICS and set-up your ICS Funding Platform account. Then, you will login to your Loan Dashboard at www.icsloans.com. Click on the Loan Finder Link (Search Programs & Submit Loan). From there, in Step One you will complete the initial submission of the loan. In Step Two you will then login to the Loan Detail page and complete the remaining questions, upload docs, and prepare your Loan Funding Request Package for lender review. Once that is completed, you can begin sending your loan to lenders that match the loan criteria, and your loan will be posted to the ICS Loan Marketplace. If you need help from a Senior Broker, you can schedule a call, which is optional.
What documents are required and need for most loans?
Documents Needed for Income / Investment Properties
Includes all 1 to 4-unit residential rental properties, commercial, mixed-use, specialty-use, and multifamily 5+ unit properties that are being purchased or refinanced with the intent to hold as investments without any significant rehab work needed.
- Rent Roll
- T12 / Operating Statement
- (Year-to-date & Previous Year)
- Schedule Real Estate Owned
- Borrower Loan Application or PFS
- Appraisal (if available)
- Bank / Investment Statements showing cash position
- Purchase & Sale Agreement or Executed LOI to purchase (if purchase)
- Credit Report (if available)
- Borrower ID
- 3-Years personal and business tax returns (Bank Financing Only)
- Articles of Formation - Entity
- EIN Letter / Entity EIN Confirmation
- Entity Certificate of Good Standing
- Corp / LLC Operating Agreement
- Most recent mortgage statement (if refinance)
Documents Needed for Rehab / Ground-Up Construction
Includes all 1 to 4-unit residential properties, commercial, mixed-use, specialty-use, and multifamily 5+ unit properties that are being purchased or refinanced with the intent to rehab or complete ground-up construction, then refinance to hold long-term or sell upon rehab/construction completion.
- Scope of Work & Budget
- Project History Resume
- Schedule Real Estate Owned
- Proforma Operating Statement (if investment)
- Proforma Rent Roll (if investment)
- Construction / Rehab / Fix & Flip Loan Application or PFS
- Appraisal (if available)
- Bank / Investment Statements showing cash position
- Purchase & Sale Agreement or Executed LOI to purchase (if purchase)
- Credit Report (if available)
- Borrower ID
- 3-Years personal and business tax returns (Bank Financing Only)
- Articles of Formation - Entity
- EIN Letter / Entity EIN Confirmation
- Entity Certificate of Good Standing
- Corp / LLC Operating Agreement
- Most recent mortgage statement (if refinance)
Documents Needed for Owner-user Commercial Loan (Purchase & Refi)
Includes all commercial, mixed-use, and specialty-user properties where the property owner occupies space for their own business or intends to occupy space for their business.
- Rent Roll (if multi-tenant)
- T12 / Operating Statement
- (Year-to-date & Previous Year)
- Schedule Real Estate Owned
- Borrower Loan Application or PFS (if available)
- Appraisal (if available)
- Owner's business P&L (Year-to-date & Previous Year)
- Owner's business balance sheet
- Bank / Investment Statements showing cash position
- Purchase & Sale Agreement or Executed LOI to purchase (if purchase)
- Credit Report (if available)
- Borrower ID
- 3-Years personal and business tax returns (Bank Financing Only)
- Articles of Formation - Entity
- EIN Letter / Entity EIN Confirmation
- Entity Certificate of Good Standing
- Corp / LLC Operating Agreement
- Most recent mortgage statement (if refinance)
What is ICS?
ICS is a Commercial Mortgage Funding Platform offering hundreds of commercial, multifamily, and investment property loan products through 1,000+ lenders. Through ICS, you'll get access to the most competitive lenders, rates, and terms available in today's capital marketplace.
As a Loan Broker do I have to sign up for training to submit loans for funding?
You do need to sign up as an ICS Funding Platform User, and will have access to training, but it is optional. You can begin submitting loans as soon as you sign up. Training is highly recommended, but again, optional.
What lenders does ICS work with?
With over 1,000 lenders we work with almost every local, regional, and national lender in the country. You can view our Partial Lender List here.
Do Loan Brokers have direct access to all the lenders?
Yes, Broker Platform Users have access to all our lenders, including lender rep name, phone, and email.
Can Brokers user their own business name?
Absolutely. Broker Platform Users operate under their own business name.
How long do Brokers have access to online training?
Indefinately as long as the Broker Platform User is active with ICS.
Can you sign up with ICS if you are a licensed residential loan officer or realtor?
Absolutely. You can continue to work with your residential mortgage company sign up with ICS to arrange commercial loans using the ICS Funding Platform.
Can you have your own website to originate loans under your own brand?
Absolutely. However, ICS provides NO support for 3rd party websites and cannot provide any guidance related to your website for legal purposes. If you choose to have your own website, you must ensure you abide by all state-by-state and federal regulations. ICS does not provide support regarding these matters, as we have no ownership or management position in your site. If you use your own website, it is 100% up to you to determine what disclosures are needed. ICS does provide white label web application links and marketing materials you can link and use with your site.
Is there a Funding Fee Agreement with the client?
You can use your own Funding Fee Agreement with your clients if you are arranging loans through ICS without assistance from the ICS Loan Team. Should you request assistance, ICS issues a GFE to the Borrower, known as a Good Faith Estimate including Funding Fee Agreement. This protects you and ICS to ensure everyone gets paid once financing is arranged with the help of the ICS Loan Team.
If you have an NMLS license or real estate license, do you have to transfer your license to ICS?
No. ICS is a Funding Platform. Broker Platform Users do not work for ICS. They use ICS to source loans through our expansive network of lenders.
What states does ICS cover?
ICS has lenders in every state nationwide. Broker Platform Users are responsible for their own licensing on a state-by-state basis.
Are commercial property loans regulated under RESPA?
No. Commercial loans are non-consumer, business-related loans.
How long has ICS been in business?
ICS started as a Commercial Real Estate company in 2009. In 2017, ICS launched ICSLoans.com designed to train and help Independent Loan Brokers and ICS Commercial Loan Advisors originate, package, and place commercial, multifamily, and investment property loans with lenders on a nationwide basis. ICS is a Funding Platform with full-service brokerage capabilities.
How do you sign up as a Broker Platform User with ICS?
You simply go to the sign up link from the main menu at ICS and sign up online.
How many loans are originated through ICS monthly?
Over 1B+ in commercial and investment real estate loan requests are submitted for lender review each month at ICS.
What is the largest loan ICS can fund through our lenders?
There is no maximum loan limit. Loan limits are set by our lenders, not ICS.
What type of loans are funding through the ICS Funding Platform?
Commercial, multifamily, and investment properties, including multifamily, office, retail, industrial, 1 to 4-unit rentals, and many more. See more property types here.
What is the smallest loan ICS can fund through our lenders?
$100k is the minimum loan size most lenders will fund.
What are the Core Loan Programs most used to fund loans through the ICS Funding Platform?
- Short-term Bridge Loans
- Long-term Permanent Loans
- Rehab Loans
- Ground-Up Construction Loans
If you have a general question about the website or an admin related question, what should you do?
Click on the "?" widget which is located on every page at ICSLoans.com at the bottom left of the page. Our AI support widget can answer just about any question you have. If you need additional help, you can email or call our support team at https://icsloans.com/advisor-contact/.
If you have a specific deal related question or scenario and the answer is not covered in training or available via the ICS website, what should you do?
Make sure you have entered the loan request online, then go to the loan detail page and schedule a loan review call. You can select a day and time to speak with an ICS Team Lead to review your loan in detail. You can also simply send us an email through the Contact link on our site. If you request assistance on a loan needing lender placement support, loan fees will be split between you and the Senior Broker assigned to you through ICS. If you do not need assistance, you keep 100% of your loan fees paid to you directly at closing.
Does ICS handle general questions and support matters by phone?
No, all support questions should be submitted online via the ICS contact form so they can be assigned to the appropriate person. You can also use our AI support widget, or email our support team at https://icsloans.com/contact.
What is a point?
- A point is 1% of the loan amount, referred to as loan origination fees. For example, when a borrower pays two points in origination fees, they are paying 2% of the loan amount. The borrower pays points directly at closing, either from loan proceeds on a refinance, or out-of-pocket on a purchase. In most cases, Loan Brokers charge 1%, sometimes 2% on small deals. For example, if you arrange a $1,000,000 loan and charge 1%, you would earn $10,000 as the Loan Broker.
Who is the preferred Title & Escrow Company for ICS?
Can a Borrower use seller financing as their down payment to purchase a property?
In most cases, no. A Borrower must have the down payment available. If seller financing is involved, the 1st mortgage lender LTV requirements are still in place. Meaning, the combined LTV of both loans cannot exceed the 1st mortgage lenders max LTV limit. ICS does not usually work on loans involving seller financing.
Can a Borrower use equity in other properties they own to purchase additional properties?
Yes, if they do not exceed the maximum LTV required by the funding lender across collateralized properties.
Does ICS have lenders in other countries?
No. Our lenders are U.S. only.
Do you need a Loan Officer license to originate commercial real estate loans?
In most states, no. A real estate brokerage license is required in California. A loan officer license is required in Arizona and Nevada. If you are unlicensed in those states, ICS will team you with a licensed Senior Broker to assist you in closing the loan.
If you do not know the meaning of a term (terminology) or want to learn more about commercial lending, what should you do?
Go to our Commercial Lending Terminology page and/or login to your Loan Dashboard and access your training manual.
Are Broker Funding Platform Users employees?
No. Brokers are not associated with ICS in anyway. We are a Funding Platform Brokers use to source capital directly with lenders.
Does ICS have lenders that work with foreign nationals and non-US Citizens?
Yes. Quite common.
If a borrower has not filed taxes for 1 or more years, can you still do the loan?
Yes, but they will not get a bank loan. They will have to go with a non-bank bridge loan or private lender.
What fees are charged to borrowers?
Brokers usually charge 1%-2% on most bridge loans, hard money, construction, and fix and flip loans. Brokers typically do not charge more than 1% on institutional permanent loans. Fees vary by loan size and loan type. Loan fees are determined by the Broker, not ICS.
What is the best way to learn about Commercial Lending?
Go through the ICS online commercial mortgage broker training.
Who is the typical Broker Funding Platform User?
Residential real estate agents, commercial realtors, residential loan officers, business consultants, bankers, financial planners, salespeople, and other similar fields.
What is the standard maximum LTV on conforming / institutional loans?
65% to 75%, 80% on Fannie Mae and Freddie Mac apartment building loans over 5-units.
What is the standard maximum LTV on hard money / bridge loans?
60% to 70%-75%
What type of properties does ICSLoans.com not cover?
Owner-Occupied Residential Home Loans. We do not work with general business loans. They must be secured by real estate. We do not provide working capital loans and we do not provide equipment financing. We only offer commercial, multifamily, and investment property loans secured by the real estate.
Hard Money loan approvals are based off what primary factors?
Equity & Cash-flow.
Does ICS have lenders that provide SBA financing?
Yes. You can aranges SBA financing, including SBA 7a loans and SBA 504 loans through the ICS lender network.
Why is it beneficial for a borrower to work with a a broker instead of a bank?
Brokers source capital through every lender in the country providing borrowers with more options.
How do you change your profile / phone, contact information with ICS?
Login to your Loan Dashboard and from the dropdown menu select Update Profile.
How long does it typically take to close a hard money / bridge loan?
21 to 30-days
How long does it typically take to close a conforming / institutional loan.
45 to 60-days.
What is a non-recourse loan?
Borrower is not personally responsible in the event of default. Property secures the debt.
What is the typical term length of a hard money / bridge loan?
12 to 24-months, sometimes 36-months.
Do hard money loan payments include principal and interest or interest only?
Interest only in most cases.
What does the Primary Market mean?
Loans are brokered or sold in the primary market to banks and lenders.
What does the Secondary Market mean?
Loans are packaged by lenders and banks and sold to investment companies which are then positioned as securities.
How do you calculate a Cap rate?
Net operating income divide by market sale price.
What is Senior Debt?
Long-term loans in 1st lien position.
How much is the Loan Processing and Underwriting fee on loans processed and funded by ICS?
If you choose to have ICS process, underwrite, and place your loan for you we charge $2,500 to $5,000+. ICS loan processing and underwriting fees are determined by loan product and loan size, and outlined on our GFE provided to the client. These fees are charged to the Borrower. If you place loans with lenders through ICS without assistance from the ICS Loan Team, there are no fees paid to ICS at all.
What does loan processing and underwriting include?
The following are included.
- Rate quotes
- Title Report
- Deed of Trust
- Tax Report
- Financial document review
- Package loan for lender review
- Submit loan to lender chosen by Lending Partner
- Schedule escrow closing
- Schedule appraisal as needed
- Clear lender funding conditions
Does ICS assist Loan Brokers fund residential home loans?
No.
If a borrower can apply once through a Broker and have their loan viewed by multiple lenders and investors to fund, why would they go to any other bank or loan officer?
There is no reason they would apply with another bank, lender, or loan officer. Loan Brokers can submit loan packages to multiple lenders for review to attain the most competitive rate and terms.
How many people use ICSLoans.com monthly to search for loans?
ICS has over 1,500 registered Broker Platform Users.
Multifamily loans refer to properties with how many units?
5+ units
What is a single-tenant building?
A building with one occupying tenant
Give an example of a single-tenant building.
Home Depot.
Should a Loan Broker use a 1003 application or Commercial application?
Either works, but the ICS C-1003 Loan Application is preferred. If the Borrower has a PFS, that works just fine.
What does LOI stand for?
Letter of Interest or Letter of Intent
How long does it take to receive an LOI from a Lender?
Sometimes it can take 1 to 3-days, while banks can take weeks.
What is the most common type of commercial lease?
A Triple Net Lease (NNN).
Why do commercial lenders typically charge an upfront deposit when providing financing after issuing an LOI?
To cover due diligence and underwriting costs and keep borrowers from backing out of the loan and going with a different lender during the underwriting process.
Does ICS fund loans directly?
ICS is a Funding Platform, not a lender. We do not fund loans. We provide Brokers and Borrowers with access to lenders.
In most cases, who pays the points (fees) on a loan to the Broker, the lender or borrower?
Borrower.
What loan has a higher rate, institutional or hard money?
Hard Money.
To whom do most institutional lenders sell their conforming loans?
The secondary market.
Why do private investors like hard money loans?
High interest rate returns on secured real estate assets.
How does ICS qualify direct lenders on our Funding Platform?
Direct lenders must provide verification of 5+ closed transactions. We don't want brokers portraying themselves as lenders.
What is the standard cost of a commercial appraisal?
$1,000 to $4,000+. Appraisals are more on properties in excess of $5MM value.
What percentage of a property must a business owner occupy as a commercial tenant to attain SBA financing?
51% or more.
How do borrowers typically complete their Commercial & Multifamily Loan Application?
Over the phone or online. It is highly recommended to complete a loan application over the phone with your client to ensure the loan is entered correctly. You can also send your client your personal short-form loan application which is available via your dedicated online loan application link or via Form Fill PDF application. All forms can be found in the forms section of your Loan Dashboard or via the Resources page from the main menu.
How do borrowers typically send their financial and property documents to Brokers?
Secure upload via ICSLoans.com or via email to the Loan Broker directly. Documents can be uploaded securely at ICSLoans.com by the originating Loan Broker or borrower. ICS does not accept any documents via email. Lending Partners must upload files securely online.
Who sees a loan submitted to ICS?
The Loan Broker submitting the loan, the ICS Loan Team, and approved lenders interested in funding the loan. ICS does not do any work on loans unless requested by the Broker Funding Platform User. We never call Broker clients.
Is the ICS Commercial Funding Fee agreement exclusive?
If a Broker requests ICS to handle all processing, underwriting, and lender placement, the borrower signs off on our GFE & Funding Fee Agreement, confirming they have agreed to move forward with ICS non-exclusively through closing. If ICS arranges their loan, we are all guaranteed to get paid.
When purchasing a commercial or multifamily property, what is that standard minimum down payment required?
25% - 30%. Fannie Mae and Freddie Mac provide an 80% LTV on 5+ unit apartment buildings with loan amounts over 1M. Some of our Alt-a lenders offer financing up to 80%.
What should you do if you forget your password to access ICSloans.com?
Reset your password at the Login page.
What are 3rd party fees borrowers typically pay directly to the 3rd party prior to closing or at closing?
Appraisal
Inspection
Title & Escrow fees
Phase 1 and Phase 2 (if required)
What are the FIVE primary things an underwriter looks at when evaluating a loan.
- LTV – Equity in the property / down payment
- Property type, condition, and location
- Property & Borrower Income (ability to make mortgage payments)
- Borrower Credit Score and history
- Borrower Cash Reserves in the bank
If a property is not income producing, and/or the total property income and borrower income does not support the mortgage payment, would this be a conforming or non-conforming / hard money loan?
Non-conforming / hard money / bridge.
What is the primary objective of a Commercial Mortgage Broker?
Originating and closing loans.
What does P&S stand for?
Purchase and Sale Agreement.
Do rates change daily?
Yes. Rates attached to treasuries and swaps can change daily. SOFR and Prime based rates are less volatile and change less frequently.
How are rates determined by lenders?
Most lenders base their rate off indexes + margin. Common indexes used by lenders to price loans include SOFR, Prime Rate, Treasuries, and Swaps.
What is the most efficient way to get in touch with property owners?
While email is important and necessary, it is not the most effective form of prospecting. Good old fashioned phone calls and automated voicemail broadcasts are by far the best ways to connect directly with property owners.
What is the difference between Conforming and Non-Conforming loans?
Conforming loans are those that meet bank-grade underwriting guidelines. ICS funds conforming loans through banks, credit unions, life companies, CMBS, SBA, and agency lenders. Conforming loans offer the lowest rates available. Non-conforming loans are for properties or borrowers that do not qualify for conforming loans, including FLEX loan products, bridge, fix and flip, and private construction loans.
What Is the Secured Overnight Financing Rate (SOFR)?
The Secured Overnight Financing Rate (SOFR) is a benchmark interest rate for dollar-denominated derivatives and loans that replaced the London Interbank Offered Rate (LIBOR).
What are lenders most concerned with when evaluating long-term financing?
Existing lease lengths and terms.
What is the maximum LTV on an SBA loan?
90%
What type of scenario usually ends in loan application failure?
Limited equity.
What does a T12 refer to?
Trailing 12-month property operating history.
Will lenders customize loan terms and prepayment penalties?
Yes.
What type of lender always requires business and personal tax returns?
Bank.
Are CMBS recourse or non-recourse?
Non-recourse.
What important Borrower document confirms cash liquidity?
Bank statements.
Does the tenant pay taxes, insurance, and maintenance on a gross lease?
No.
What type of properties might a NNN lease apply to?
Commercial properties, such as office, retail, industrial. NNN leases do not apply to multifamily or 1 to 4-unit rental properties.
What is a great tool to use to mass call clients?
Slybroadcast.com
What is the fastest way to building a property owner database?
Order property owner researched contacts through ICS or sign up through a 3rd party data service like Prospectnow, BatchLeads, or Property Radar.
What is the best way to find "good" business?
Research specific properties, find owner contact information, and contact them.
What is used to determine the loan amount on a purchase when evaluating the loan?
The contract purchase price.
What sells clients to use you as a Broker?
More options through more lenders.
What is the minimum DSCR for most permanent multifamily loans?
1.20x to 1.25x
Does ICS offer refunds on POE Processing and Underwriting fees?
No, we do not.
When signing up with ICS as a Broker Funding Platform User, how long is the agreement?
1-month, renewing month-to-month.
I am getting an error message when submitting a loan?
If you are getting an error message when submitting or updating a loan, first clear the cookies / history on your computer. If that does not solve the problem, you may be leaving a required field blank, or you are entering a number in a letter field, or via versa.
I can't login?
If you can't login, you can click on reset your password from the login page. If your email is not recognized, you may be using the wrong email, or your account is no longer active with ICS. Go to our support page and send an email if are unable to figure it out by yourself online.
How to I get property owner contact lead lists?
You can login to your Loan Dashboard and order them from there.
How long does it take to complete training?
It takes most Brokers usually 4 to 8-hours to get through online training their first pass through. It is not timed. Most Brokers reference back to training as needed on a regular basis.
How do Lending Partners get paid?
Broker Platform Users get paid 100% of their loan fees directly at closing by the Borrower or Lender. In the event the Broker requests ICS to process, underwrite, and place the loan for them, they earn 50% of loans fees, split 50/50 between the Broker and Senior Broker assigned by ICS.
What is included in the ICS Commercial Mortgage Broker Training Program?
Our Commercial Mortgage Broker Training Program is one of the best in the business. Not only does it cover the technical side of commercial mortgage, but we training our Lending Partners how to market and originate leads, which turn into deals. To learn more about our Commercial Mortgage Broker Training program go to https://icsloans.com/commercial-mortgage-broker-training-commercial-loan-broker-training-videos.