Commercial Lending Knowledge Base & Broker FAQ

ICS is a commercial mortgage funding platform. ICS helps brokers and borrowers originate, structure, underwrite, package, and place commercial, multifamily, and investment-property loans through a nationwide network of institutional, alternative, and private lenders.

ICSLoans.com is owned and operated by ICS Partners, Inc., a registered U.S. corporation.

ICS began as a commercial real estate company in 2009. ICSLoans.com was launched in 2017 to help independent loan brokers originate, package, underwrite, and place commercial, multifamily, and investment-property loans.

No.

ICS serves commercial mortgage brokers, residential loan officers expanding into commercial lending, real estate professionals, investors, business owners, accountants, financial professionals, direct lenders, and referral partners. Services are intended for business-purpose and commercial transactions—not general consumer use.

A single bank can offer only the programs available on its own balance sheet or through its approved channels. ICS connects Brokers and Borrowers with all lender types, including banks, credit unions, agency lenders, CMBS lenders, life companies, SBA lenders, debt funds, bridge lenders, and private lenders. This creates more potential structures and backup options.

No. ICS focuses on commercial, multifamily, investment-property, and business-purpose financing. Owner-occupied residential consumer mortgages are outside the ICS platform.

No. ICS lenders are U.S.-based and the platform focuses on properties and business-purpose transactions located within eligible U.S. markets. ICS does not arrange loans in foreign countries or U.S. territories.

An ICS Funding Platform User is an independent broker, commercial finance professional, or borrower with access to the ICS Funding Platform, lender network, training, loan tools, white-label resources, and capital-placement technology.

The current standard platform membership is $95 per month plus a one-time setup fee. Refer to the current ICS Funding Platform pricing page and agreement for the exact setup fee, minimum term, billing terms, and cancellation provisions because promotions and program terms may change.

No standard production quota is required to maintain access, although members must remain in good standing and comply with the ICS Funding Platform agreement and platform policies.

No. ICS is a platform, not a lender or brokerage.

Yes. Independent brokers conduct business under their own properly established company name and may use ICS white-label application and document-upload links where available.

Yes. You are responsible for your own website, advertising, disclosures, privacy practices, licensing, and compliance. ICS does not manage or provide legal approval for third-party websites, but the platform may provide white-label forms, links, and marketing materials that can be used or embedded where appropriate.

Training is highly recommended, especially for brokers who are new to commercial lending, but it is not required simply to submit a loan request to lenders through ICS. Training helps brokers identify the correct loan program, collect the right documents, communicate with borrowers, and submit stronger packages.

Experienced finance professionals may complete the core content in a day or two. Newer brokers often take several days or weeks. Training is self-paced and can be revisited while you work on live transactions.

Active members generally retain access to the online training center and updated resources while their account remains active and in good standing.

Common members include independent commercial loan brokers, residential mortgage professionals, real estate agents, bankers, direct lenders, accountants, financial planners, sales professionals, and experienced investors who want a structured commercial lending platform and lender network.

No. ICS Funding Platform Users are independent businesses or independent professionals. Participation does not create an employment relationship, partnership, joint venture, or agency relationship unless a separate written agreement explicitly states otherwise.

No. Independent brokers do not transfer a license to ICS merely to use the platform. However, each broker is responsible for determining and maintaining any license required for the transaction, property type, state, advertising activity, or services being performed. ICS is a platform, not a brokerage.

The ICS Funding Platform is a commercial loan origination and lender-access system designed for independent brokers. Features may include a member center, loan portal, lender search, white-label applications, secure document uploads, underwriting tools, training, forms, marketing resources, and loan-placement support.

LoanTalk™ is the ICS online support and commercial lending knowledge assistant. It is intended to provide fast answers about platform use, loan programs, documentation, terminology, underwriting concepts, and common support matters.

Good questions include: “What documents are needed for a multifamily refinance?”, “How is DSCR calculated?”, “What program fits a value-add acquisition?”, “Where do I submit a loan?”, or “What is the difference between bridge and permanent financing?” Include the property type, transaction type, requested loan amount, location, occupancy, income, credit, and intended exit strategy for more useful guidance.

No. LoanTalk™ can provide education and directional guidance, but it does not issue a binding approval, commitment, rate lock, credit decision, or legal opinion. Final decisions come from qualified underwriters and the funding lender.

The ICS underwriting workflow reviews a submitted loan scenario and available supporting documents, organizes key facts, identifies strengths and risks, flags missing information, and helps prepare a structured underwriting summary for human review and lender placement.

Depending on the transaction, the workflow may review rent rolls, T12 operating statements, year-to-date and prior-year property operating statements, personal financial statements, schedules of real estate owned, scopes of work, construction budgets, business profit-and-loss statements, balance sheets, bank statements, tax returns, purchase agreements, mortgage statements, and entity documents.

No. helps accelerate intake, document review, calculations, consistency checks, and summary preparation. Human underwriters and lender credit teams remain responsible for judgment, verification, structuring, exceptions, and final credit decisions.

A Stage One Underwriting Report is an early evaluation of the property, borrower, requested structure, supporting documentation, potential loan options, strengths, weaknesses, and funding risks. It is designed to determine whether a request appears financeable and what should happen next before full lender underwriting.

The score is an internal directional assessment intended to communicate the estimated probability of funding the requested transaction based on the information available at that time. It is not a lender approval, commitment, guarantee, appraisal, or promise to fund.

Active platform members may be able to search lenders by lender type, geography, loan size, property type, and other program criteria, then contact lender representatives directly.

Yes. Available tools may include a white-label commercial loan application, secure borrower document-upload link, funding-fee agreement, commercial loan estimate, and marketing brochures. Availability may vary by membership and platform update.

Borrowers should use the secure upload process provided by ICS or their broker rather than sending sensitive financial documents through ordinary email. Access should be limited to authorized broker, ICS, and lender personnel involved in the transaction.

Start with a complete loan scenario: borrower and entity information, property address and type, purchase price or estimated value, requested loan amount, current debt, intended use of proceeds, occupancy, income, expenses, credit, liquidity, experience, timeline, and exit strategy. Use the ICS loan questionnaire or cheat sheet during the borrower interview, then enter the information online and upload the supporting documents.

1. Click Request Loan or use the current loan-submission link once logged in, or click on Search Lenders.
2. Complete the online scenario questions.
3. Upload the available supporting documents securely if you wish.
4. Submit loan request to lenders

1. Scenario submission and document upload.
2. User prepares Lender Funding Request
3. User submits Funding Request to lenders
4. User completes Lender placement.
5. Final lender underwriting and due diligence.
6. Appraisal, environmental, title, insurance, and other third-party reports as required.
7. Closing and funding.

You can review a loan with LoanTalk, but ICS does not review loans. That is what the lenders do once you submit loan reqeusts to them.

ICS does not review loan scenarios beyond usinig LoanTalk.

Access is generally limited to the submitting broker, and authorized Direct Lenders evaluating or processing the transaction. Information may also be disclosed as required by law, contract, or the applicable privacy policy.

A lender-ready package is accurate, complete, logically organized, and supported by current documents. It should explain the borrower, property, requested structure, sources and uses, cash flow, collateral, guarantors, experience, risks, mitigants, and exit strategy without forcing the lender to reconstruct the story.

• Current rent roll
• Trailing 12-month operating statement
• Year-to-date and prior-year operating statements
• Borrower application or personal financial statement
• Schedule of real estate owned
• Bank or investment statements showing liquidity
• Purchase agreement or executed purchase LOI, if applicable
• Current mortgage statement for a refinance
• Entity formation, EIN, good-standing, and operating documents
• Identification and credit authorization or report, when required
• Appraisal, leases, tax returns, and insurance information when available or required

• Detailed scope of work and line-item budget
• Project schedule and construction timeline
• Borrower and contractor experience resumes
• Schedule of completed and current projects
• Plans, permits, zoning, and entitlements, when applicable
• Purchase agreement or current mortgage statement
• Sources-and-uses statement
• Pro forma rent roll and operating statement for rental projects
• Exit strategy and projected stabilized value
• Liquidity verification, entity documents, and borrower financial information

• Business year-to-date and prior-year profit-and-loss statements
• Business balance sheet
• Business and personal tax returns when required
• Debt schedule
• Personal financial statement and schedule of real estate owned
• Property rent roll and operating statement if tenants occupy part of the building
• Bank statements and proof of down payment
• Purchase agreement or current mortgage statement
• Entity and ownership documents

The rent roll shows unit or suite information, tenants, lease dates, contract rent, occupancy, deposits, concessions, and delinquency. Lenders compare it with leases, bank deposits, and operating statements to verify current income.

A T12 is the property’s trailing 12-month operating statement. It summarizes actual income and expenses for the most recent twelve months and is a primary document for calculating net operating income and debt-service coverage.

The comparison helps the underwriter identify trends, seasonality, unusual expenses, changes in occupancy, revenue growth or decline, and whether the most recent performance is sustainable.

A Personal Financial Statement, or PFS, summarizes a guarantor’s assets, liabilities, income, contingent liabilities, and net worth. It helps lenders evaluate liquidity, global leverage, guarantees, and financial capacity.

A Schedule of Real Estate Owned, or SREO, lists properties owned by the borrower or guarantor, including value, debt, cash flow, ownership percentage, lender, maturity date, and payment history. It demonstrates experience and reveals contingent risk.

Bank and investment statements verify liquidity for the down payment, closing costs, interest reserves, renovation costs, required lender reserves, and post-closing contingencies.

Borrowers and brokers should use the secure upload link provided through the ICS workflow. Ordinary email is not recommended for tax returns, bank statements, identification, or other sensitive documents.

No. Banks, credit unions, SBA lenders, and many full-document lenders commonly require personal and business tax returns. Some bridge, DSCR, stated-income, and private programs may rely more heavily on collateral, property cash flow, liquidity, and experience. Requirements vary by lender and transaction.

The most frequently used categories are short-term bridge loans, long-term permanent loans, acquisition loans, refinance and cash-out loans, rehabilitation loans, ground-up construction loans, SBA owner-user financing, agency multifamily loans, CMBS loans, and business-purpose financing.

A bridge loan is short-term financing used when a property or borrower is not ready for permanent financing. Common uses include acquisitions with a fast closing, lease-up, renovation, stabilization, partner buyouts, maturity payoffs, and resolving temporary credit or documentation issues.

Permanent financing is longer-term debt for a stabilized property with supportable cash flow, acceptable occupancy, suitable condition, and a borrower who meets the lender’s credit, liquidity, and experience requirements.

A DSCR loan focuses primarily on the property’s ability to cover the proposed debt payment. For many investment-property programs, borrower employment income is less important than property cash flow, credit, liquidity, and collateral quality.

A rehabilitation loan finances the acquisition or refinance of a property plus approved renovation costs. Funds for construction are usually held in a controlled account and released through draws after inspections and documentation.

A ground-up construction loan funds land acquisition or payoff, hard costs, soft costs, and sometimes interest or operating reserves for a new project. Underwriting emphasizes entitlement status, plans, budget, sponsor experience, contingency, market demand, and the exit strategy.

A fix-and-flip loan is a short-term residential investment loan for the purchase and renovation of a non-owner-occupied one-to-four-unit property that will generally be sold after completion.

A CMBS loan is a commercial mortgage that is pooled with other loans and securitized. These loans can provide competitive non-recourse financing for stabilized properties but often have structured prepayment provisions and less flexibility after closing.

Agency multifamily loans include programs associated with Fannie Mae, Freddie Mac, and FHA/HUD for qualifying apartment properties. They typically require experienced ownership, strong property operations, third-party reports, and detailed documentation.

Yes. ICS can source SBA 7(a) and SBA 504 financing through participating lenders for eligible owner-occupied commercial real estate loans only. SBA rules, occupancy requirements, business eligibility, and guarantees apply.

SBA 7(a) can finance a broader range of business needs, including real estate, equipment, working capital, acquisitions, and refinancing, subject to program rules. SBA 504 is primarily designed for major fixed assets such as owner-occupied real estate and long-life equipment, usually through a bank and Certified Development Company structure.

Hard-money financing is private, asset-focused, short-term debt. It is typically faster and more flexible than conventional financing but generally carries a higher rate, fees, and a shorter maturity.

A blanket loan is secured by multiple properties under one loan. It can simplify financing for a portfolio but requires careful review of release provisions, cross-collateralization, cash flow, and the effect of selling or refinancing individual assets.

Mezzanine debt and preferred equity are subordinate capital structures used to fill a gap between senior debt and sponsor equity. They are more expensive and complex than first-mortgage debt and may involve intercreditor agreements, control rights, or ownership remedies.

ICS does not provide unsecured business loans or any commercial loans that are not secured by real estate. ICS does not provide M&A (Merger & Acquisition) financing. ICS does not arrange equity partnerships.

Common eligible properties include multifamily, mixed-use, office, retail, industrial, medical office, self-storage, mobile-home parks, RV parks, hotels, motels, senior housing, student housing, assisted living, restaurants, bars, gas stations, car washes, automotive properties, churches, marinas, land, residential developments, one-to-four-unit investment properties, rental portfolios, and other specialty-use assets.

In commercial lending, multifamily generally refers to a residential rental property with five or more units. One-to-four-unit investment properties are usually financed under residential investment or business-purpose programs.

Yes, when the property is non-owner-occupied and financed for business or investment purposes. Programs may include DSCR rental loans, bridge loans, rehab loans, portfolio loans, and blanket loans.

Yes. Mixed-use properties combine residential and commercial space. Underwriting depends on the income mix, zoning, occupancy, property configuration, tenant quality, and whether a particular lender has limits on the residential or commercial percentage.

Yes. Hospitality underwriting typically considers trailing operating performance, revenue per available room, occupancy, franchise status, property-improvement plans, management experience, market demand, and seasonality.

Yes. Lenders review park-owned homes, utility systems, road condition, licensing, occupancy, tenant concentration, pad rents, transient versus long-term occupancy, deferred maintenance, and the sponsor’s operating experience.

Potentially. These are specialty-use properties. Underwriting usually focuses on congregation stability, historical contributions, operating cash flow, leadership continuity, property utility, guarantor strength, and alternative use.

Potentially through a limited group of specialty lenders, subject to state legality, licensing, federal risk, property use, operator history, cash-flow verification, and lender policy. Conventional bank options are generally limited.

Yes, in certain cases. Land loans are highly dependent on zoning, entitlement status, location, access, utilities, environmental condition, intended use, sponsor experience, equity, and a credible exit or development plan.

ICS does not provide owner-occupied residential consumer mortgages. A property or use may also be ineligible because of law, lender policy, environmental risk, condition, location, prohibited business activity, or insufficient collateral and cash flow.

• Collateral value and leverage
• Property type, condition, and location
• Property and borrower cash flow
• Borrower and guarantor credit history
• Liquidity, net worth, and post-closing reserves
• Ownership and management experience
• Loan purpose, structure, and exit strategy
• Document quality and transaction credibility

Loan-to-value is the loan amount divided by the lender’s accepted property value. On a purchase, lenders commonly use the lower of the purchase price or appraised value unless program rules provide otherwise.

Loan-to-cost is the loan amount divided by the total eligible project cost. It is commonly used for construction and rehabilitation loans and may include acquisition, hard costs, and approved soft costs.

Debt-service coverage ratio measures cash flow available to pay annual debt service. A simplified formula is net operating income divided by annual principal and interest payments. A DSCR of 1.25x means the property generates $1.25 of qualifying income for every $1.00 of debt service.

Many institutional commercial and multifamily lenders target approximately 1.20x to 1.30x or higher, with 1.25x being common. Requirements vary by property type, market, leverage, loan structure, and lender. Some private or lower-leverage programs may accept less.

Net operating income, or NOI, is effective property income minus ordinary operating expenses, before debt service, depreciation, income taxes, and most capital expenditures. Lenders may adjust the borrower’s reported figures to conform to underwriting standards.

Capitalization rate equals annual net operating income divided by property value or purchase price. For example, $100,000 of NOI divided by a $1,250,000 value equals an 8% cap rate.

Debt yield equals annual NOI divided by the loan amount. It measures the lender’s return on the loan if it had to take control of the property, without relying on interest rate, amortization, or appraised value.

Global cash flow combines the cash flow and debt obligations of the borrower, guarantors, businesses, and related real estate holdings. Banks and SBA lenders commonly use it to determine whether the full borrowing group can support its obligations.

Credit is important, but its weight varies. Banks and agency lenders usually require stronger credit and clean payment history. Private bridge lenders may tolerate lower credit when the property has strong equity, the borrower has sufficient liquidity, and the exit strategy is credible.

Liquidity is critical. Lenders want evidence that the borrower can complete the down payment, pay closing and due-diligence costs, cover renovation or construction obligations, and handle unexpected problems after closing.

Recourse gives the lender the right to pursue a guarantor personally for repayment if the collateral does not fully satisfy the debt, subject to the loan documents and applicable law.

In a non-recourse loan, the lender’s primary remedy is generally limited to the collateral, but most non-recourse loans include carve-outs for fraud, misrepresentation, misuse of funds, environmental liability, voluntary bankruptcy, and other specified bad acts.

Common reasons include insufficient equity, weak or unverifiable cash flow, inadequate liquidity, unrealistic value, serious credit problems, lack of experience, an incomplete scope or budget, title or environmental issues, an unsupported exit strategy, or a requested structure that does not fit the asset.

Commercial rates change with market indexes, lender appetite, property type, leverage, term, amortization, credit, liquidity, and transaction risk. Review the current ICS market-rates page and obtain a transaction-specific quote rather than relying on a generic advertised rate.

Many lenders price loans using an index plus a credit spread or margin. Common reference rates include U.S. Treasury yields, SOFR, the Prime Rate, and swap rates. Fixed-rate and balance-sheet lenders may also use internal cost-of-funds models.

Yes. Treasury and swap-based pricing can change throughout the day. Prime- and SOFR-based loans typically reset according to the loan documents and the applicable index schedule.

Many conventional commercial lenders provide approximately 65% to 75% LTV. Certain agency multifamily or specialized programs may reach higher leverage, while riskier property types or weaker cash flow may require substantially more equity.

Many bridge lenders target approximately 65% to 75% of current value, subject to loan purpose, as-is condition, cost basis, completed value, market, and exit strategy. Construction lenders also impose LTC and completed-value limits.

A conventional commercial purchase often requires 25% to 35% equity. Strong agency multifamily and SBA owner-user programs may allow higher leverage, while land, construction, hospitality, specialty-use, and distressed properties may require more equity.

Bridge loans often have an initial term of 12 to 24 months, sometimes with extension options or an initial term up to 36 months. The maturity should allow enough time to execute the business plan and complete the exit.

Many bridge loans are interest-only during the initial term. Some require reserves, minimum interest, extension fees, or a portion of the interest to be held back at closing.

A well-prepared bridge transaction may close in approximately 10 to 30 days. Complex construction, title, appraisal, environmental, or legal issues can extend the timeline.

Many bank, credit union, agency, life-company, and CMBS loans require approximately 45 to 90 days after a complete application, and some transactions take longer. Timing depends heavily on third-party reports and lender committee processes.

Often, yes. Term, amortization, interest-only period, prepayment structure, reserves, recourse, extension options, and reporting requirements may be negotiable within lender and program limits.

ICS does not impose one universal maximum. Maximum loan size is determined by the lender, program, property, market, sponsor, and requested structure.

The historical FAQ states that ICS generally assists with loans of $300,000 or more, while members may be able to place smaller loans independently through available lenders. Confirm the current minimum before submission because program policies can change.

Users keep 100% of their broker fees when they place and close a loan independently through the platform.

Independent-placement fees are paid to the broker’s company or User through closing.

No.

Broker fees vary by loan type, size, complexity, and market. Bridge, private, construction, and smaller transactions often carry higher percentage fees than large institutional permanent loans. A common range is approximately 0.5% to 2%, but every fee must be disclosed, contractually documented, lawful, and reasonable for the services performed.

One point equals 1% of the loan amount. A 1% fee on a $1,000,000 loan equals $10,000.

The borrower commonly pays the broker or origination fee, usually at closing. In some programs, the lender may pay compensation or permit fees to be financed, subject to program rules and applicable law.

Possible third-party costs include appraisal, property-condition assessment, environmental reports, title, escrow, legal, survey, zoning, flood determination, insurance, background checks, inspections, engineering, plan review, and construction draw administration.

A good-faith or due-diligence deposit helps cover third-party reports, underwriting, legal, and processing expenses. It also demonstrates that the borrower is committed to the transaction. Refundability depends on the signed agreement and how the deposit is used.

Yes.

That depends upon the lender.

The agreement is non-exclusive and intended to protect payment of earned fees at closing. The controlling signed agreement governs, so review the current form before presenting it to a client.

ICS states that its funding platform provides access to more than 1,000 institutional and private lenders nationwide.

The network includes banks, credit unions, Fannie Mae, Freddie Mac, FHA/HUD lenders, SBA lenders, life companies, CMBS lenders, debt funds, private bridge lenders, construction lenders, and specialty finance providers.

ICS has historically required direct lenders to provide evidence of completed transactions and reviews lender information to reduce the risk of brokers misrepresenting themselves as direct capital sources. Qualification standards may evolve.

Lender matching compares the requested loan with lender criteria such as geography, property type, loan amount, leverage, cash flow, sponsor profile, loan purpose, term, recourse, and closing timeline.

No, but a well-targeted lender process can improve the probability of finding an appropriate structure. Sending an incomplete or poorly matched package to too many lenders can damage credibility, create inconsistent messaging, and slow the process.

The lender may request a call, issue preliminary terms, request a deposit, order third-party reports, complete credit and background review, verify documents, and prepare the loan for final approval and closing.

LOI can mean Letter of Interest or Letter of Intent. It summarizes proposed terms but is generally non-binding except for specific provisions such as confidentiality, exclusivity, deposits, expense reimbursement, or access.

Private lenders may issue preliminary terms in one to three business days after receiving a complete package. Banks and institutional lenders often take longer. Difficult or highly structured transactions may require several rounds of review.

Final underwriting is the lender’s independent verification and approval process. It includes document validation, property analysis, sponsor review, third-party reports, legal review, conditions, and formal credit approval.

Yes, through certain lenders. Requirements may include a U.S. borrowing entity, EIN or ITIN, passport and visa documentation, U.S. bank account, acceptable source of funds, additional reserves, and a qualified U.S. service agent or guarantor.

Potentially. Citizenship is only one factor. Lenders also evaluate legal ownership structure, sanctions screening, source of funds, tax identification, residency, experience, credit history, liquidity, property cash flow, and enforceability.

Possibly through a private, bridge, DSCR, or other alternative program. Traditional banks and SBA lenders usually require filed tax returns. Missing returns can reduce lender options and increase pricing, equity, and reserve requirements.

Possibly, particularly when there is substantial equity, strong collateral, adequate liquidity, and a credible explanation and exit strategy. Serious unresolved judgments, liens, fraud, recent defaults, or bankruptcy can still prevent approval.

Yes. A lender may allow a separate cash-out refinance, blanket loan, or cross-collateralized structure, subject to combined leverage, lien position, property cash flow, title, and lender policy.

Yes. Commercial and investment-property borrowers commonly use an LLC, corporation, partnership, or other special-purpose entity. Lenders will review formation documents, ownership, good standing, operating agreements, EIN confirmation, and guarantors.

Yes, but lender options may be narrower. Strong credit, liquidity, outside income, professional management, conservative leverage, and an experienced partner or contractor can help offset limited experience.

Possibly through a bridge or private lender if there is sufficient equity and a credible plan to lease, renovate, sell, or otherwise stabilize the property. Permanent lenders generally require supportable in-place or underwritten cash flow.

Licensing requirements vary by state, collateral type, borrower, compensation structure, and services performed. Some states regulate commercial mortgage brokering through real estate, finance-lender, mortgage, or other licensing laws. Do not rely on a general FAQ for a state-specific legal conclusion.

Many business-purpose commercial loans are outside RESPA’s consumer residential scope, but the analysis depends on the purpose, collateral, borrower, and transaction. Other federal and state laws may still apply. Obtain legal guidance when uncertain.

Often, yes, subject to the loan officer’s employment agreement, company policies, licensing, state law, and required disclosures. Written approval from the residential employer may be necessary.

Each independent broker is responsible for the accuracy and legality of their advertising, website, social media, email campaigns, disclosures, testimonials, rates, claims, privacy practices, and use of third-party content.

No. A broker should never guarantee approval, funding, rate, valuation, closing date, or lender performance unless a binding written commitment clearly supports the statement and all conditions have been satisfied.

Borrower financial statements, tax returns, bank statements, identification, credit information, proprietary business data, passwords, and lender communications should be handled securely and shared only with authorized parties for a legitimate transaction purpose.

Senior debt is the highest-priority loan in the capital stack, usually secured by a first-position mortgage or deed of trust.

Subordinate debt is junior to the senior loan and is repaid after senior debt according to lien priority and intercreditor terms.

The primary market is where borrowers obtain loans from banks, lenders, brokers, and other originators.

The secondary market is where originated loans or securities backed by loans are sold to investors, aggregators, agencies, or securitization trusts.

The Secured Overnight Financing Rate is a broad measure of the cost of borrowing cash overnight collateralized by U.S. Treasury securities. It is widely used as a reference rate for floating-rate loans.

In a triple-net, or NNN, lease, the tenant generally pays base rent plus its share of property taxes, insurance, and maintenance or common-area expenses, subject to the lease terms.

In a gross lease, the tenant pays a stated rent and the landlord pays most property operating expenses, although modified-gross structures allocate some expenses to the tenant.

A prepayment penalty is a charge triggered when a borrower pays off some or all of a loan before the permitted date. Common structures include step-down penalties, yield maintenance, defeasance, minimum interest, and lockout periods.

An interest reserve is a portion of loan proceeds or borrower funds set aside to make scheduled interest payments during construction, renovation, lease-up, or another period when current cash flow is insufficient.

A cash-out refinance replaces existing debt with a larger loan and distributes the excess proceeds to the borrower after paying closing costs and required reserves.

Cross-collateralization means one loan is secured by more than one property or asset. A default can affect all pledged collateral.

A balloon payment is the remaining unpaid principal due at maturity when the amortization schedule is longer than the loan term.

A Phase I ESA is a historical and physical review intended to identify recognized environmental conditions. It does not typically include invasive testing. A Phase II may be required if further investigation is warranted.

A property-condition assessment evaluates the physical condition of a commercial property and estimates immediate repairs and future capital needs.

Start with LoanTalk™ for platform, program, document, terminology, and common support questions. For a live loan, submit the scenario online so an advisor can review the actual details.

Submit the loan scenario through the current Request Loan workflow and schedule a loan-review call. Include the available documents before the call whenever possible.

Use the ICS Support Center or Advisor Contact page. The support email support is generally serviced Monday through Friday during posted business hours.

Visit the ICS rates page for current reference indexes and published program information. Actual loan pricing requires a transaction-specific review.

Use the document-requirements link in the ICS Resources or Request Loan area. The exact list depends on the loan type, property, lender, and current stage of underwriting.

Visit the current Broker Registration page and review the Lending Partner agreement before submitting payment.

Confirm that you are using the email associated with your membership, reset your password from the login page, check spam for reset messages, and contact support if the account is locked or the email address has changed.

Follow the cancellation or change procedure in the current Lending Partner agreement and submit the request through the designated support channel. Billing obligations, minimum terms, and effective dates are controlled by the agreement in effect for your account.