Buy Your Business's Building — No Tax Returns Required
$400K–$2M in owner-occupied commercial financing for small business owners who've been turned down because their tax returns don't show the income. We qualify you on 12 months of business bank statements instead.
That's a paperwork problem, not a you problem.
If you write off enough to keep your tax bill low, your returns can show little or no profit — and banks and SBA lenders read that as “can't repay,” even when your business is healthy and your deposits prove it. That's a paperwork problem, not a you problem. We look at the money actually moving through your business: 12 months of bank statements, no tax returns.
Built for owners the bank's box leaves out.
- Profitable in reality, not on paper
- Owners with heavy write-offs and low taxable income whose returns understate how the business actually performs.
- Tired of paying rent
- Owners who want to stop writing rent checks and own the location their business operates from.
- Declined by the bank or SBA
- Businesses turned down for an SBA 504/7(a) or conventional bank loan because the returns didn't support it.
- Self-employed without clean returns
- Borrowers who don't have two years of clean, high-income tax returns to hand a traditional underwriter.
- Owner-occupied commercial property
- The business must occupy at least 50% of the property.
Three steps. No tax returns.
Send 12 months of bank statements
Send 12 months of business bank statements. No tax returns. We start from the money actually moving through your business.
We size it on real cash flow
We size the deal on real cash flow and shop it across our lender network to find the program that fits your profile.
Close in 35–45 days
Most deals close in 35–45 days. You get pricing and structure in writing before anything is committed.
The bank's math vs. the bank-statement math
Hypothetical, for illustration only. Not a real customer, not a quote or offer, and not a guarantee of approval or terms. Every deal is underwritten on its own facts.
A specialty trades contractor has run a profitable, growing business for nine years and has solid personal credit. She's been renting her shop and wants to buy the $1,200,000 building she already operates out of — putting 20% down and financing $960,000.
After a heavy year of equipment purchases, vehicle write-offs, and depreciation, her tax returns show about $52,000 in net profit. Run through the bank's debt-service-coverage test, that number doesn't clear the bar. Declined.
Her last 12 months of business bank statements tell the real story — an average of roughly $148,000 in monthly deposits, about $1.78M in annual revenue moving through the business. That cash flow comfortably covers the loan. Same credit, same building, same business — approved.
Same business. Same building. Different math.
What this program will do.
| Loan amount | $400,000 – $2,000,000 |
|---|---|
| Property | Owner-occupied commercial; business occupies 50%+ |
| Income documentation | 12 months business bank statements; no tax returns |
| Max LTV | Up to 80% |
| Terms & amortization | 25-year and 30-year options, fully amortizing |
| Minimum credit score | 650 minimum FICO |
| Down payment | Set by your LTV — up to 80% financed (≈20% down) Exact amount depends on the property and the deal; we don't quote a standalone figure. |
We do not publish interest rates, APRs, or monthly payments on this page. Pricing depends on the specifics of your deal and underwriting.
No tax return commercial loan FAQ
Do I really not need tax returns?+
Correct — this program does not require personal or business tax returns. We qualify the deal on 12 months of business bank statements, which show the cash actually moving through your business. That's the whole point: it's built for owners whose returns understate their real income.
What income counts toward qualifying?+
We look at the deposits in your business bank statements over the most recent 12 months. The money flowing through your accounts — not your taxable income after write-offs — is what we use to size the deal and confirm the property's payment is comfortably covered.
I was already declined for an SBA loan — can you still help?+
Often, yes. A common reason the SBA or a bank declines a healthy business is that the tax returns, after write-offs, show little or no profit. Because we underwrite on bank statements instead of returns, a deal that failed the bank's math can work on the bank-statement math. Being declined elsewhere is frequently the starting point for this program.
What credit score do I need?+
We look for a 650 minimum FICO to qualify. Final terms depend on the full deal, but 650 is the floor.
How much do I need to put down?+
Our program goes up to 80% loan-to-value, so many owners come in with around 20% — but the exact amount depends on the property and the strength of the deal.
How fast can you close?+
Most deals close in 35–45 days, depending on the property, title, and how quickly documentation comes together.
What property types qualify?+
Owner-occupied commercial real estate — the building your business operates from. Common examples include office, retail, industrial, warehouse, and mixed-use where the owner occupies the space. Tell us about your property and we'll confirm it fits.
Is this a business-purpose loan?+
Yes. These are business-purpose loans only — not for personal, family, or household use, and not for primary residences. See the disclaimer at the bottom of this page.
31 years. $2B+ in volume led. 100+ lender relationships.
Blue Sky Capital Advisors is led by Dominick Prevete, with a 31-year track record, more than $2 billion in volume led, and relationships with 100+ banks and private lenders.
Equal Housing Opportunity.
Send 12 months of bank statements. We'll handle the rest.
No tax returns. $400K–$2M for owner-occupied commercial property. Tell us about your building and your business, and we'll size the deal on real cash flow.
Business-purpose commercial financing only; not for personal, family, or household use, and not a consumer mortgage product. Terms shown are illustrative; actual terms depend on the property, the business, and underwriting. We do not publish interest rates, APRs, or payment figures online — rates are quoted per deal. Equal Housing Opportunity. This is not a commitment to lend.