About DealRail
What is DealRail?
DealRail is a commercial finance brokerage based in Pompano Beach, Florida. We arrange business-purpose financing, including commercial real estate, bridge, DSCR, construction, SBA, business lines of credit and equipment loans, by matching each deal with the lenders most likely to fund it. Every file runs on our own loan origination platform.
Is DealRail a lender?
No. DealRail is a commercial loan broker. We arrange financing with banks, credit unions, debt funds, agency lenders and private lenders. The lender makes the credit decision and funds the loan.
What does a commercial loan broker do?
A commercial loan broker reviews your deal, identifies the lenders whose criteria fit it, packages the file the way those lenders want to see it, and manages the process through term sheet, diligence and closing. A good broker saves time by sending a deal only to lenders likely to fund it.
Do you make consumer or home loans?
No. DealRail arranges business-purpose credit only. We do not arrange mortgages on a primary residence or other consumer loans.
Where do you lend?
DealRail is based in Pompano Beach, Florida and works on business-purpose deals across the United States, subject to each lender's geographic appetite.
Working with us
How do I contact DealRail?
Call 754-220-5100, email info@dealrail.co, or start an application at dealrail.co/apply.
How do I start?
Start an application at dealrail.co/apply. It takes a few minutes and captures the deal, the property or business, and the sponsor. Your document checklist is generated from the deal type, and you upload into your own borrower portal.
How quickly will I know if my deal is financeable?
We aim to tell you within days, with the reason, if a deal is not financeable. We would rather give an early no than run a file through a process that ends nowhere.
How do I see where my loan stands?
Every borrower gets a portal showing the file's stage and which documents are complete or still outstanding. Referral partners get the same visibility on the files they send.
How is DealRail paid?
Our compensation is disclosed in writing before you commit to anything. Depending on the loan type, it may be paid by the borrower at closing, by the lender, or both, and it is never a surprise on the closing statement.
Will my file be sent to dozens of lenders?
No. We route each file to the lenders whose current appetite actually fits it. Fewer, better matched submissions protect your deal and usually produce cleaner terms.
Loans and qualifying
What types of financing do you arrange?
Commercial real estate acquisition and refinance loans, bridge loans, DSCR loans, construction and value-add loans, SBA 7(a) and 504 loans, business lines of credit and equipment financing.
What property types can you finance?
Multifamily, single-family and small multifamily rentals, retail, office, industrial, mixed-use, self-storage, hospitality and special-purpose properties, subject to lender appetite.
What do lenders look at on a commercial real estate loan?
Mainly the property's net operating income, the debt service coverage ratio, the appraised value and loan-to-value, and the sponsor's experience, liquidity and net worth.
Can I qualify without tax returns?
Often, yes. DSCR loans qualify an investment property on its rental income, and many commercial loans are underwritten primarily on the property rather than personal income. Business lines of credit are typically underwritten on bank statements and cash flow.
Do I need to borrow in an LLC?
Most business-purpose lenders prefer or require an entity borrower such as an LLC, with the principals providing personal guarantees. We can tell you what a given lender requires before you apply.
Can you help with a deal another lender turned down?
Often. A decline from one lender usually means the deal did not fit that lender's box, not that it cannot be financed. We look at why it was declined and whether another lender type fits.
What documents will I need?
It depends on the loan. Real estate loans usually need an operating statement, rent roll, purchase contract or mortgage statement, and a personal financial statement for each guarantor. Business credit usually needs bank statements and tax returns. Your portal checklist lists exactly what your file needs.
Referral partners
Can I refer deals to DealRail?
Yes. Loan officers, realtors, accountants, attorneys and business advisors refer commercial deals through the DealRail partner program. Partners get a personal referral link and live status on every file they send.
Are referral partners paid?
Referral compensation is set out in a written referral agreement before the first deal, where permitted by law. There is no volume commitment and no exclusivity.
