Commercial debt, structured with perspective.
Iron Trust Capital Partners arranges commercial real estate financing of up to $100 million+ for acquisition, refinance and cash-out transactions nationwide, from offices in Houston, Texas.
- 40 yrs Principal Experience
- CCIM Designated
- Certified Commercial Mortgage Banker
- TREC Lic# 604491
- Houston · Nationwide
Arranged across the whole stack
Terms of Engagement
The standards ITCP applies to every engagement, set out in advance.
Indicative terms within three business days
Following a complete submission, ITCP issues a written assessment of likely pricing, achievable leverage and suitable capital sources. Where a transaction is not viable as structured, that assessment is provided on the same timeline, together with the conditions that would change it.
Distribution subject to client approval
The list of lenders ITCP proposes to approach is submitted for approval before any party is contacted. Transaction information is treated as commercially sensitive and is not discussed outside the engagement.
Founder-led engagement
The Managing Partner structures and places every transaction ITCP accepts. Responsibility for the assessment and its execution rests with the same individual throughout.
Areas of Focus
Conventional commercial debt across the major income-producing asset classes, for acquisition, refinance, cash-out and construction takeout. Each program below has typical terms, leverage and timelines published in full.
Three Disciplines, One Perspective
ITCP’s Managing Partner has spent four decades across mortgage banking, construction and direct lending. That combination informs how each transaction is assessed before it reaches a lender.
Mortgage banking
The lender-facing side: preparing opportunities the way credit committees want to receive them, understanding underwriting expectations before they become objections, and navigating what a financing request actually has to survive to reach closing.
Building & construction
Hands-on familiarity with how real properties are planned, improved, built and operated. It is the difference between accepting a budget and knowing whether the budget is real — on cost, scope, timeline, and where value is genuinely created.
Direct lending
Perspective from inside the credit decision: how lenders actually weigh leverage, debt service coverage, collateral quality, sponsor strength, structure and downside. Knowing where a file will get pushed back lets you fix it first.
“The goal is not simply to find debt. It is to present the opportunity clearly, structure it intelligently, and move toward a closing that works for both borrower and lender.”
Our Process
Indicative timing from a complete submission, expressed in business days.
- D+0
Submission received and acknowledged
You get a same-day confirmation naming the person handling the file and anything obviously missing from the package. Nothing sits in an inbox unacknowledged.
- D+3
Indicative terms and lender fit
A written read on where the transaction is likely to price, what leverage is realistic, which capital sources fit, and — if it does not work as structured — exactly why, and what would have to change. This is the commitment: three business days.
- D+10
Positioned and in market
The opportunity is packaged the way credit officers want to receive it and taken to the shortlisted lenders. You see the list before it goes anywhere — nothing is shopped without your say-so.
- D+21
Term sheets in hand
Competing quotes side by side, compared on the terms that actually matter over the hold period: rate, amortization, recourse, prepayment, reserves, and what happens at maturity.
- D+45–75
Diligence and closing
Third-party reports, lender diligence, loan documents and funding — managed and chased on your behalf. Typical range depends on lender type and asset class; agency and CMBS run longer than a portfolio bank.
Timelines are typical, not guaranteed, and assume a complete submission package. See the submission checklist.
Analytical Tools
Calculations based on the metrics applied by commercial credit committees.
Loan sizing
NOI, target DSCR and rate in — maximum supportable loan out.
02DSCR & debt yield
The two coverage tests every lender runs on your file first.
031031 deadline clock
45-day identification and 180-day closing dates from your sale.
04Cost segregation
Estimate accelerated first-year depreciation on an acquisition.
Frequently Asked Questions
Is ITCP a lender or a broker?
ITCP is a broker. We do not lend our own balance sheet — we arrange financing by placing your transaction with banks, life insurance companies, agency lenders, credit unions and debt funds, and we represent you through underwriting, diligence and closing.
What loan sizes do you handle?
ITCP handles commercial real estate financing of up to $100 million+.
How quickly will I hear back?
Within 24 hours of receiving your submission.
What leverage and coverage should I expect?
Up to 85%, subject to underwriting DSCR restrictions. What a given transaction supports depends on asset class, market, sponsor and lender type — the loan sizing tool will show what your NOI actually carries.
Is my deal information confidential?
Yes. Submissions are reviewed by ITCP only. Nothing is shown to any lender until you have seen and approved the list of who we intend to approach. We treat acquisition transactions in particular as commercially sensitive, and we do not discuss them with anyone outside the engagement.
What do I need to send you?
A rent roll, a trailing twelve month profit and loss statement, a resume covering the sponsorship information, and a personal financial statement if available. Anything else we need, we will ask for.
Submit a Financing Request
Each request is reviewed by the Managing Partner. Written indicative terms are issued within three business days of a complete submission.