Multifamily Financing. $150K to $50M. Agency to Private Bridge.
Blue Sky Capital Advisors arranges multifamily financing across the entire capital stack — from Freddie Mac small balance loans on 5-unit acquisitions to $50M+ Fannie Mae DUS, FHA/HUD, CMBS conduit, and private institutional bridge capital. 100+ lender network. No tax returns on most programs. Whether you're buying your first 4-family or refinancing a 200-unit portfolio, we have a program that fits.
Real Multifamily Deals. Real Capital Solutions.
Two recent multifamily transactions that illustrate the range of what Blue Sky arranges — from agency Freddie Mac on a New Jersey middle-market deal to a 4-family investment property in Jersey City.
Mid-sized multifamily property financed with a Freddie Mac small balance loan. Long-term fixed rate, 30-year amortization, non-recourse on agency program. Demonstrates the agency capital advantage on stabilized multifamily — pricing materially better than what conventional bank programs would offer on the same deal.
Four-family investment property in Jersey City. DSCR-style multifamily financing on a small balance deal. Demonstrates that Blue Sky's network handles the full range of multifamily — from 4-unit DSCR programs to mid-market agency to institutional bridge — with the same advisor relationship and process.
Every Multifamily Capital Source. One Advisor.
The right multifamily program depends on the property, the deal structure, the borrower, and the strategy. Agency programs offer the lowest long-term rates for stabilized properties. Banks offer flexibility on transitional or non-conforming deals. Bridge capital fills value-add gaps. Construction loans build new supply. Knowing which to use — and which lender within each category will compete hardest for your deal — is the work.
Freddie Mac Small Balance Loan (SBL)
Stabilized multifamily $1M–$7.5M, 5–20 unit properties. 30-year amortization, non-recourse, 5/7/10 year fixed periods.
- ✓Best long-term fixed rates in the market
- ✓Non-recourse with carve-outs
- ✓5+ unit residential multifamily
- ✓Streamlined underwriting for SBL
Fannie Mae DUS
Mid-market and large multifamily $3M to $50M+. Through Fannie Mae Delegated Underwriting and Servicing partners.
- ✓Competitive rates on stabilized properties
- ✓Non-recourse with bad-boy carve-outs
- ✓5/7/10/15 year fixed terms
- ✓Up to 80% LTV
FHA / HUD MAP Loans
Long-term fixed rate financing for affordable and market-rate multifamily, healthcare, and senior housing.
- ✓Up to 35-year fixed-rate terms
- ✓Up to 85% LTV
- ✓Non-recourse
- ✓Specialized affordable housing programs
DSCR Multifamily Loan
Asset-based multifamily for investors. Qualifies on rental income, not personal tax returns.
- ✓5+ unit and 2–4 unit eligible
- ✓No tax returns or W2s
- ✓Close in LLC
- ✓30-year fixed rate available
Multifamily Bridge Loan
Short-term capital for value-add acquisitions, lease-up, transitional cash flow, or pre-stabilization.
- ✓12–36 month terms
- ✓Interest-only payments
- ✓Up to 75% LTV / 80% LTC
- ✓Close in 7–30 days
Multifamily Construction Loan
Ground-up multifamily development. Construction-to-permanent and standalone construction options.
- ✓Interest-only on drawn funds
- ✓12–24 month construction term
- ✓FHA 221(d)(4) for affordable
- ✓Forward commitments available
Bank Statement Multifamily
Self-employed borrowers with strong properties but limited tax return income. Qualifies on bank deposits.
- ✓12–24 months of bank statements
- ✓Deposit-based income calculation
- ✓Up to 75% LTV
- ✓30-year amortization
Multifamily Portfolio Loan
Bundle multiple multifamily properties under one blanket mortgage. Cross-state portfolios accepted.
- ✓5+ properties
- ✓$1M – $25M aggregate
- ✓Cash-out across portfolio
- ✓Partial release clauses
What Most Programs Will Do.
Multifamily Financing: The Advisor's Perspective
Multifamily real estate is the most liquid and most heavily-financed sector of commercial real estate. Fannie Mae and Freddie Mac have a congressional mandate to support multifamily housing finance — which means agency capital is consistently available across market cycles, often at pricing that conventional bank capital cannot match. FHA/HUD programs add another agency layer for affordable and market-rate housing. CMBS conduits, life insurance companies, debt funds, and banks all actively compete for stabilized multifamily deals. Bridge lenders fill value-add gaps. The result is one of the most competitive lending environments in real estate — but also one of the most complex for borrowers to navigate alone.
Why Agency Capital Matters for Multifamily
Freddie Mac and Fannie Mae are government-sponsored enterprises with explicit mandates to support multifamily housing. They do not lend directly to borrowers — they purchase loans originated by approved DUS lenders or SBL sellers. The result is that agency-backed multifamily loans are funded by lenders who can offer materially better pricing than they would on their own balance sheet, because they're selling the loans into the agency programs. For stabilized multifamily of 5+ units, agency execution typically produces the best long-term fixed rates available — often 25–75 basis points below conventional bank pricing. Knowing when to use agency vs. conventional is one of the most valuable distinctions a multifamily advisor brings to a deal.
Freddie Mac Small Balance Loan (SBL) — The Workhorse Program
Freddie Mac's Small Balance Loan program serves multifamily properties from $1M to $7.5M with 5–20 units. It's the workhorse program for middle-market multifamily — large enough to handle most investor deals, small enough to have streamlined underwriting that closes faster than full DUS execution. Non-recourse with bad-boy carve-outs, 30-year amortization, and 5/7/10 year fixed periods. Our recent $2.52M Paterson, NJ closing used the Freddie Mac SBL program — the right execution for a New Jersey investor on a stabilized middle-market property.
Fannie Mae DUS — Mid-Market and Larger
Fannie Mae's Delegated Underwriting and Servicing (DUS) program covers larger multifamily transactions, typically $3M to $50M+. DUS lenders have delegated authority to approve loans within Fannie Mae's underwriting standards, which speeds execution materially. Like Freddie Mac SBL, DUS loans are non-recourse with carve-outs, offer 30-year amortization, and provide 5/7/10/15-year fixed periods. For stabilized properties at this size range, DUS is typically the best-priced execution available.
FHA / HUD — Long-Term Fixed Rate Specialty
FHA/HUD MAP programs offer financing structures unavailable elsewhere — most notably 35-year fixed-rate terms with full amortization. For affordable housing, senior housing, and healthcare multifamily, FHA programs can be the best execution available. The trade-off is longer underwriting timelines (typically 6–12 months for new construction) and additional regulatory requirements. For the right deal, the long-term fixed rate locks in financing certainty for decades.
DSCR Multifamily — The Investor Workhorse
DSCR multifamily programs underwrite the property's rental income rather than the borrower's personal tax returns. For 2–4 unit small multifamily and many 5+ unit deals, DSCR programs provide the most accessible execution for self-employed investors, business owners with significant write-offs, and investors holding multiple properties. The qualification is the property's debt service coverage ratio (DSCR) — total rental income divided by total monthly PITIA. DSCR programs typically offer 30-year fixed-rate terms, allow LLC closings, and have no limit on financed property counts.
Multifamily Bridge — When You Need Speed or Flexibility
Bridge loans serve multifamily deals where stabilized financing isn't yet available — value-add acquisitions where occupancy is low, lease-up situations on new construction, transitional cash flow during a renovation, or pre-permanent financing while waiting for agency execution. Bridge multifamily loans typically run 12–36 months with interest-only payments at higher rates than permanent capital, but with the speed and flexibility to close on opportunities that permanent lenders won't fund yet.
Common Questions from Multifamily Investors
What's the difference between agency, bank, and private capital for multifamily?+
Agency capital — Freddie Mac, Fannie Mae, FHA/HUD — typically offers the lowest long-term fixed rates on stabilized multifamily of 5+ units. Bank capital is more flexible on non-conforming or transitional deals but typically prices higher than agency. Private institutional capital (debt funds, mortgage REITs) fills bridge and value-add gaps where agency and bank won't go. The right execution depends on the deal — we evaluate all three for every transaction.
Do I need tax returns for a multifamily loan?+
Often no. DSCR multifamily programs qualify on rental income only. Bank statement programs qualify on deposits rather than tax returns. Agency programs do require some borrower documentation but focus heavily on the property's net operating income. We have programs for every documentation profile — including borrowers whose tax returns show minimal income due to legitimate business write-offs.
Can I close my multifamily loan in an LLC?+
Yes — standard practice across most multifamily programs. DSCR loans, bank statement programs, and most bank conventional loans close in the LLC name. Agency programs (Freddie Mac, Fannie Mae) require specific entity structure compliance — we'll guide you through what's needed before closing.
What's the smallest multifamily loan you'll arrange?+
DSCR multifamily programs go down to $150,000 on 2–4 unit small balance deals. For 5+ unit agency execution, the practical floor is around $1M for Freddie Mac SBL. Smaller 5+ unit deals can be done through bank programs but pricing is typically less competitive than agency at small balance.
How fast can a multifamily loan close?+
DSCR multifamily programs can close in 21–30 days. Freddie Mac SBL typically closes in 30–45 days. Fannie Mae DUS in 45–60 days. FHA/HUD takes longer due to additional regulatory review — typically 60–120 days. Bridge loans can close in 7–30 days for time-sensitive transactions.
How do I get started?+
Call Dominick directly at (908) 220-6404 or fill out the contact form. For multifamily, a brief call to discuss the property, deal type (acquisition vs. refinance), unit count, and target loan amount is the most efficient first step. We'll tell you upfront which programs fit and what documentation you'll need.
From Freddie Mac to Bridge. From 4-Unit to 200-Unit. One Advisor Relationship.
Tell us about your multifamily property, deal structure, and capital need. We'll evaluate across our full agency, bank, and private network and respond with structured options within 24–48 hours.