Multi-Family Apartment Loans Nationwide, $150K to $100M
ποΈ Apartment and Multifamily CapitalI’m Kevin Kermeen, a nationwide commercial loan broker and a real business owner, not a banker. I arrange multi-family apartment loans nationwide for acquisition, value-add, refinance, cash-out and ground-up construction on 5+ unit properties. While the other buyer waits on the bank, you close.
Two Apartment Deals, Two Scales, One Result
A $43M Dallas Apartment Complex the Bank Killed Two Weeks Before Closing
The buyer group was under contract on a $43M apartment complex in Dallas. The bank had pre-approved the deal, the team had wired earnest money, and the closing date was set. Then, with two weeks on the clock, the bank walked. No real reason. Just gone.
“The bank pre-approved us, then walked away two weeks before closing. The broker called me and asked one question: what can you do? I had a term sheet in the buyer’s hands in 48 hours.”
A real estate broker who knew my desk made the call. I structured the deal with an institutional capital partner, put a term sheet in the buyer’s hands in 48 hours, and the commitment deposit was placed within 24 hours of acceptance.* I closed that $43M transaction in 19 days.
That is the difference between a banker and a broker who works for you. When the bank handed back its umbrella, I had the capital partner who would close. Don’t Beg the Bank!
$4.2M Apartment Complex Purchase … Closed in 24 Days After the Bank Walked
A multi-family investor in Arizona was buying a $4.2M apartment complex with financing his bank had approved. Days before closing, the bank walked. No warning. He was about to lose the property and his earnest money.
He called me. I repositioned the file to a lender in my network that actually wanted apartment paper and closed the purchase into a 20-year fixed in 24 days. While a slower buyer would have lost the deal, he started collecting rent.
One deal at $43M and one at $4.2M, both saved after the bank walked, is not luck. It is a system. That is what multi-family apartment loans look like when they run through my desk instead of a bank’s single underwriting box.
Your Bank Just Walked? Call Me Today.
If a lender backed out and your closing clock is running, that is exactly the call I want. Term sheet in 3 to 5 days on multi-family apartment loans.
How Much Can I Borrow for a Multi-Family Apartment Complex?
Multi-family apartment loans typically run $150K to $100M-plus, with most deals landing between $1M and $25M, and they are how serious investors finance the asset that builds durable, compounding income. But the deal only works if you can close before someone faster takes it. A bank’s 60 to 90 day timeline does not just cost you time, it costs you the property. I fund multi-family apartment loans with other people’s money so your own capital stays free to reposition units, raise rents and force appreciation. Term sheet in 3 to 5 days, funding in 21 to 30. That is how you win the bid and start collecting rent while the competition is still waiting on an underwriter.
From a 5-Unit Building to a 300-Unit Complex
I have the capital and the lenders to close it, whatever your business plan. Here is how I structure multi-family apartment loans across the most common scenarios.
Apartment Acquisition
Multi-family apartment loans to buy a stabilized 5+ unit building or complex … private bridge or long-term capital, structured to your business plan and timeline. Stabilized acquisitions typically reach 70 to 80% LTV.
Refinance and Cash-Out
Refinance a maturing loan or pull equity out of a stabilized property to fund your next acquisition … typically up to 75% LTV on cash-out, sized to the property’s net operating income.
Value-Add Bridge
Short-term bridge capital to reposition units, raise rents and stabilize a B-class or C-class property, then refinance into permanent debt once the value is forced. Value-add and lease-up plays usually run 60 to 75% LTV.
Multi-Family Construction
Ground-up multi-family construction with a clear budget and exit, typically 65 to 70% loan-to-cost, including construction-takeout to permanent financing.
Long-Term Multi-Family Apartment Loans Β· 5 to 30 Year Terms
Long-term fixed multi-family apartment loans for buy-and-hold investors … the 5 to 30 year structure that locks your rate and your cash flow on a stabilized apartment property.
Mezzanine and 90% Leverage
On qualified $5M to $100M apartment deals, mezzanine capital layers behind senior debt and select partners reach up to 90% LTV* to boost total leverage when senior debt alone falls short.
Multi-family is the bridge between two of my silos. On the property side, explore the rest of my commercial real estate loans … warehouse and industrial, office buildings, retail strip malls, flex buildings and construction and development. Buying apartments to rent rather than occupy? That is investment property territory … see my investment property loans pillar and the four programs underneath it: DSCR loans for non-owner-occupied multi-family, fix and flip loans, BRRRR loans and buy and hold loans. Occupying a unit in your own building? An SBA 504 loan may fit owner-occupied multi-family. Need a fast value-add or lease-up play? See bridge loans.
Tell Me About Your Apartment DealThe Numbers Every Multi-Family Lender Underwrites
Before you apply for multi-family apartment loans, here are the terms that decide your leverage and your rate. Know these and you negotiate from strength.
NOI (Net Operating Income)
NOI is a property’s annual income after operating expenses, before debt service. It is the single number that drives how much an apartment property can borrow.
DSCR (Debt-Service-Coverage Ratio)
DSCR is net operating income divided by annual debt service. Most multi-family lenders want 1.20x or higher, meaning the property earns 20% more than its loan payment.
Cap Rate
Cap rate is net operating income divided by purchase price … the unleveraged annual yield on an apartment property and the fastest way to compare two deals.
LTV and LTC
LTV is loan-to-value, the loan as a percent of the property’s value. LTC is loan-to-cost, used on ground-up construction where the loan is sized against total project cost.
T12 and T3
T12 is the trailing twelve months of property financials; T3 is the trailing three months annualized. Lenders use both to confirm income is real and trending the right way.
Rent Roll
A rent roll lists every unit, tenant, lease term and rent. It is the first document I ask for because it tells the true story of a stabilized or lease-up property.
Value-Add, Stabilized and Lease-Up
Value-add means forcing higher NOI through renovation and rent growth. Stabilized means the property is at market occupancy. Lease-up is the climb to stabilized after delivery or repositioning.
Recourse vs Non-Recourse
Recourse puts your personal assets behind the loan; non-recourse limits the lender to the property itself. I have non-recourse options on qualified larger multi-family apartment loans.
A note on agency paper: Fannie Mae, Freddie Mac and HUD run large agency multi-family programs. I do not push agency paper. I place multi-family apartment loans through a private network of bridge, hard-money, mezzanine and long-term capital that moves faster and underwrites the deal in front of it, not a federal rate sheet.
Apartment Loan Guidelines Most Brokers Never Show You
Transparency builds trust. Below is a practical summary of the multi-family apartment loans I actually place. I am not a bank and I do not push agency paper … I work a private lender network across short-term, bridge, hard-money, mezzanine and long-term capital, and I match the structure to your deal. Final terms depend on the property, business plan, sponsor strength and lender underwriting.
| Program | Typical LTV / LTC | Typical Term | Best For |
|---|---|---|---|
| Stabilized Acquisition | 70 to 80% LTV | 5 to 30 years | Buying a performing 5+ unit apartment property |
| Bridge / Value-Add | 60 to 75% LTV | 6 to 60 mo, I/O | Reposition, lease-up and competitive fast-close deals |
| Hard Money | Up to 75%* | 6 to 60 mo, I/O | Speed and asset-based deals over credit |
| Ground-Up Construction | 65 to 70% LTC | 12 to 36 months | Building multi-family from the dirt up |
| Mezzanine (large deals) | Up to 90% combined* | Behind senior debt | Boosting total leverage on qualified $5M+ deals |
| Long-Term / Permanent | Deal-specific | 5 to 30 years | Stabilized buy-and-hold apartments |
Swipe to see all columns β
*90% leverage applies only to qualified $5M to $100M apartment, development and construction deals, structured as an LTV or blended LTV/LTC and confirmed by the partner lender. Leverage, term and pricing depend on the property, units, occupancy, NOI, business plan, sponsor strength and lender underwriting. Every deal is structured individually across my private lender network. This is not a commitment to lend.
How Fast Can Multi-Family Apartment Loans Fund?
Speed is the whole game on multi-family apartment loans. Term sheet in 3 to 5 days, funding in 21 to 30. Here is how I move your file while the competition waits on a bank.
Send the Deal
Property, units, price, rent roll and your business plan. Two minutes is enough to start.
Term Sheet 3 to 5 Days
I match your file to the bridge, hard-money, mezzanine or long-term lender that actually wants apartment paper.
Underwrite and Appraise
I package the file and drive third-party reports, T12, T3 and rent roll so nothing stalls your timeline.
Fund in 21 to 30 Days
You close and start collecting rent while a slower buyer is still begging the bank.
Where the Multi-Family Apartment Loans Industry Is Governed
I structure multi-family apartment loans inside a real industry framework. These are the national bodies that set the data, standards and credentials behind apartment lending, so you can verify the landscape for yourself.
National Apartment Association
The NAA is the leading voice of the rental-housing industry, publishing the operating data and standards that frame how multi-family apartment loans are underwritten.
Visit naahq.org βMortgage Bankers Association
The MBA’s commercial and multifamily finance division tracks origination volume and capital-market trends that drive pricing on multi-family apartment loans nationwide.
Visit mba.org βCCIM Institute
The CCIM designation sets the analytical standard for commercial real estate, including the cap rate and NOI math behind every multi-family apartment loan I place.
Visit ccim.com βWho These Multi-Family Apartment Loans Are … and Are NOT … For
I qualify multi-family apartment loans honestly so neither of us wastes time. If you are on the left, call me today. If you are on the right, I will tell you straight and point you elsewhere.
β This IS for you ifβ¦
- βYou are buying, refinancing or building a 5+ unit apartment or multi-family property.
- βThe deal is $150K or larger and the property produces (or will produce) rental income.
- βYou have a real business plan … hold, reposition, stabilize or build.
- βYou need to close fast to win a competitive apartment deal with the right multi-family apartment loans.
- βYour bank stalled, declined or walked and your timeline is tight.
π« This is NOT for you ifβ¦
- βYou are buying a single-family home or 1 to 4 unit you will live in … that is a residential loan.
- βYou want 100% financing with no down payment and no equity.
- βThe property has no income, no rent roll and no path to stabilize.
- βYou are “just checking rates” with no property identified.
- βYou need under $150K … a smaller program fits better.
Tell Me About Your Apartment Deal
Sixty-second multi-family apartment loans application. I personally review every submission … no call center, no junior rep.
Got it. I’m on it.
Your multi-family apartment loan request landed in my inbox. I personally review every submission and most responses go out within one business hour.
Watch for a call from me, Kevin Kermeen … I call directly, I don’t text.
Recent Multi-Family Apartment Loans From My Desk
A snapshot of the multi-family apartment loans I close. Every deal is different … yours starts with a conversation.
$43M Β· Apartment Complex … Dallas, TX
Institutional acquisition closed in 19 days after the bank walked two weeks before closing. Term sheet in 48 hours.
$4.2M Β· 48-Unit Complex … AZ
Purchase closed in 24 days into a 20-year fixed after the borrower’s bank walked pre-closing.
$8.6M Β· 120-Unit Value-Add … TX
Bridge loan to reposition units and raise rents, with a clear refinance exit into long-term debt.
How I Structure Multi-Family Apartment Loans That Actually Close
Most brokers quote you a rate and disappear. I structure multi-family apartment loans around your business plan, then match the file to the lender in my network most likely to fund it fast. Whether you are buying your first 5 unit building or refinancing a 300 unit complex, the structure matters more than the rate sheet.
Here is the honest difference. A bank runs your apartment deal through one rigid box and takes 60 to 90 days to tell you no. I work a private network across short-term, bridge, hard-money, mezzanine and long-term capital, so your multi-family apartment loans get shopped to the lenders who actually want apartment paper. That is how a term sheet lands in 3 to 5 days instead of weeks.
Speed is not the only reason investors use multi-family apartment loans through me instead of their bank. I fund deals with other people’s capital so your own cash stays free to reposition units, raise rents and force appreciation. On a value-add play, I will structure a bridge-to-perm loan to acquire and stabilize, then position the permanent takeout before the bridge even closes. On a stabilized hold, I will place long-term multi-family apartment loans with 5 to 30 year terms that lock your rate and your cash flow.
And on the largest deals, mezzanine capital can layer behind senior debt to push your total leverage toward 90% on qualified $5M-plus transactions when the senior loan alone falls short. Every one of these multi-family apartment loans is structured to your property, your units, your NOI, your business plan and your timeline … not forced into a one-size box. That is what it means to work with a broker who has owned real estate himself. Don’t Beg the Bank! Get funded instead.
Straight Answers Before You Apply
How much can I borrow for a multi-family apartment complex?
How fast can multi-family apartment loans fund?
What is the down payment on a multi-family apartment loan?
How much leverage can I get on an apartment deal?
Do you finance value-add and bridge on apartments?
What does it cost to work with you?
What states do you serve?
An Apartment Loan Advisor Who Has Owned Real Estate Himself
I’m Kevin Kermeen, the nationwide commercial loan broker behind 75BizLoans.com … and a real business owner, not a banker. I get capital into the hands of apartment investors who build durable income with multi-family apartment loans, and I review every multi-family apartment loans file personally. I am not a bank and I do not push one-size paper … I shop your deal across a private network of bridge, hard-money, mezzanine and long-term lenders to find the structure that actually closes. For independent market context on apartment demand and rents, see the U.S. Census Bureau Housing Vacancies and Homeownership data and the Bureau of Labor Statistics rent index.
Get Funded Instead.
Banks hand out umbrellas when the sun is shining, not when you are weathering the storm. I fund multi-family apartment loans when you actually need it … $150K to $100M, term sheet in 3 to 5 days, funding in 21 to 30. Multi-family apartment loans with same-day callback from a broker who has owned real estate himself.
Loan amounts, LTV, terms and timelines shown are typical ranges, not guarantees. *No upfront fees refers to fees payable to 75BizLoans.com; I am compensated by the lender at closing. Some partner lenders may require a commitment fee or deposit upon your acceptance of their term sheet; any such fee is the lender’s, is disclosed to you before you commit, and is separate from any compensation to me. The 90% LTV figure applies only to qualified $5M to $100M apartment, development and construction deals and is always confirmed by the partner lender. Multi-family apartment loans are structured individually across a private lender network of short-term, bridge, hard-money, mezzanine and long-term capital; final leverage, rate and term depend on the property, units, occupancy, business plan, sponsor strength and lender underwriting. This is not a commitment to lend.