Program Overview
We offer white label commercial mortgage partner programs that allow brokers and financial professionals to provide complete commercial real estate financing and SBA loans under their own brand while leveraging our capital, underwriting expertise, and streamlined closing.
Key Takeaways
- Brand Protection: Offer full-service commercial real estate (CRE) and SBA financing entirely under your firm’s brand without back-office overhead.
- Institutional Support: Gain direct access to dedicated credit underwriting, financial spreading, third-party vendor management, and closing execution.
- Monetization & Revenue: Retain full control over upfront origination fees (typically 1.00% to 2.00%+) while participating in yield spread premiums.
- Flexible Execution: Choose between direct white label origination, table funding settlement structures, or strategic co-lending frameworks.
White Label Commercial Mortgage Partner Program
We offer white label commercial mortgage partner programs that allow brokers and financial professionals to provide complete commercial real estate financing and SBA loans under their own brand while leveraging our capital, underwriting expertise, and streamlined closing.
Unlocking Growth Through White Label Commercial Mortgage Partnerships
Commercial real estate financing demands deep capital relationships, sophisticated underwriting frameworks, and precise execution. For independent mortgage brokers, certified public accountants, wealth managers, and real estate advisory firms, expanding into commercial lending often presents operational bottlenecks. Building a dedicated commercial underwriting team, establishing institutional warehouse lines, and navigating complex government-backed loan guidelines require significant capital and time.
Our white label commercial mortgage partner program eliminates these barriers. By integrating our institutional capital resources and back-office deal architecture directly into your practice, your firm can offer full-service commercial mortgage origination under your existing brand identity. You maintain primary borrower interface and client goodwill, while we handle asset analysis, debt structuring, credit package assembly, and closing administration.
Transitioning from a traditional referral model to a fully branded commercial lending platform fundamentally changes your client positioning. In standard referral arrangements, third-party lenders often capture long-term client loyalty, leaving brokers with one-time referral fees and limited transparency. Our white label structure keeps your brand at the center of every transaction, establishing your enterprise as a comprehensive capital advisory firm without increasing your operational headcount.
How Our White Label Lending Program Operates
We designed our white label program to integrate seamlessly into your existing advisory or brokerage practice. We operate as your invisible back-office debt desk, handling complex underwriting execution while keeping your brand positioned as the principal funding source.
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Client Engagement and Co-Branded Application:
The origination workflow begins within your practice. You engage your client using customized, white-labeled intake forms and branded online portals. Whether a client seeks an owner-occupied acquisition through an SBA program or refinancing for a stabilized industrial park, you capture initial project parameters through your branded digital channels. -
Debt Structuring and Institutional Analysis:
Once initial intake metrics are secured, our team conducts preliminary debt sizing. We review current market debt-service coverage ratios (DSCR), loan-to-value (LTV) limits, loan-to-cost (LTC) parameters, and tenant credit profiles. Within 24 to 48 hours, we issue a clear, white-labeled letter of intent (LOI) bearing your firm’s logo and brand elements, outlining proposed rates, terms, debt structures, and closing schedules. -
File Assembly and Underwriting Execution:
Upon execution of the LOI, our credit officers manage underwriting logistics. We coordinate third-party reports, including appraisal management, Phase I Environmental Site Assessments (ESA), property condition assessments (PCA), and ALTA survey reviews. For SBA transactions, we verify operating business eligibility, historical cash flows, and debt service capability in compliance with SBA SOP 50 10 guidelines. -
Closing and Distribution:
We draft loan documentation under your preferred structural arrangement—whether via direct table funding or streamlined assignment. Our closing coordinators interface with title companies, escrow officers, and legal counsel to secure smooth funding. Origination fees and earned revenue splits are disbursed directly to your firm at loan closing.
Key Differences: White Label Lending vs. Table Funding vs. SaaS Software
Understanding the structural mechanics between white label lending platforms, table funding structures, and SaaS origination platforms ensures your firm selects the model that aligns with your licensing, risk tolerance, and client management strategy.
| Feature / Parameter | White Label Lending Partner | Commercial Table Funding | SaaS Origination Software |
|---|---|---|---|
| Brand Ownership | Complete customization; your brand remains the sole public interface across marketing, intake, and loan documents. | Co-branded or lender-facing; closing documents typically execute under the primary funder’s legal entity. | Software retains tech branding; white-label branding often carries substantial add-on fees without underlying balance-sheet capital. |
| Capital Source | Direct institutional balance-sheet capital and established capital markets execution via Thorne CRE. | Direct funding line provided by the table funding partner at the settlement table. | None. SaaS platforms only provide software workflows; you must supply your own funding lines and capital networks. |
| Underwriting Support | Full back-office credit analysis, financial spreading, property analysis, and third-party vendor management. | Lender-driven underwriting tailored to the funding entity’s rigid box. | Automated software routines only; manual underwriting and credit decisions remain your responsibility. |
| Operational Overhead | Zero additional headcount or software costs required. | Minimal operational overhead required. | Requires dedicated staff to manage software, conduct credit reviews, and place debt. |
| Revenue Architecture | High fee capture through custom origination fee structures and yield spread participation options. | Pre-determined broker fee splits captured directly on the settlement statement. | Software fee overhead plus standard broker commission structures without direct balance-sheet leverage. |
White Label Capital vs. Software-Only Solutions
SaaS origination tools provide digital loan application portals and workflow management, but they leave loan placement, credit review, and balance-sheet execution entirely on your shoulders. Software alone does not close loans. Our white label platform couples digital application systems with actual institutional liquidity and dedicated credit teams, giving you a true capital markets arm.
Understanding Table Funding Mechanics
Table funding is a settlement mechanism where a loan is originated and closed in your firm’s or an assigned entity’s name, while the actual capital is simultaneously funded by our balance sheet at the closing table. The mortgage is then formally assigned to our balance sheet or investor network post-closing. This framework lets small to mid-sized brokerages close loans as direct lenders without maintaining multi-million-dollar warehouse credit facilities.
Comprehensive Loan Products Available for Your Clients
Through our white label network, partners access a full suite of commercial debt instruments tailored for small business owners, real estate investors, and institutional developers. Below are detailed profiles of our core lending programs available under your brand identity.
SBA 7(a) Loan Program – Owner-Occupied Real Estate & Operations
The SBA 7(a) program offers long-term, fully amortizing capital for small to mid-sized businesses acquiring, constructing, or refinancing real estate occupied by the operating company.
- Eligible Property Types: Industrial facilities, medical clinics, corporate office buildings, retail centers, flex spaces, auto dealerships, and special-use real estate (e.g., daycares, veterinary hospitals).
- Maximum Loan Amount: Up to $5,000,000 per borrower entity.
- Maximum LTV: Up to 90% for real estate acquisition; up to 100% when refinancing existing business debt alongside property acquisition.
- Loan Terms & Amortization: 25-year fully amortizing terms for real estate; no balloon payments.
- DSCR Requirements: Minimum 1.15x historical cash flow coverage based on global business operations.
- Target Transaction Size: $500,000 to $5,000,000; historical platform average transaction size sits at $1.85 million.
SBA 504 Development Company Program – Fixed-Asset Financing
Designed for major capital projects, the SBA 504 structure combines a senior bank mortgage with a junior Certified Development Company (CDC) debenture, securing low, long-term fixed rates for owner-occupied real estate and major heavy equipment purchases.
- Structure: 50% Senior Lien (Lender), 40% Junior Lien (SBA/CDC), 10% Borrower Equity Contribution.
- Maximum Project Size: Total projects can exceed $12,000,000, with the SBA debenture portion capped at $5,000,000 (up to $5,500,000 for small manufacturers or green energy projects).
- Maximum LTV: Up to 90% financing for standard commercial properties; 85% for single-purpose facilities.
- Loan Terms: 10-year, 20-year, or 25-year fixed-rate debenture options with terms matched on the senior bank mortgage.
- Target Transaction Size: $1,500,000 to $15,000,000; average project size across our network is $4.2 million.
Conventional Commercial Real Estate Mortgages
For investment properties and non-owner-occupied assets, we offer non-recourse and partial-recourse conventional balance-sheet loans suited for stabilized income-producing properties.
- Eligible Property Types: Multifamily (5+ units), student housing, neighborhood retail, industrial flex, light manufacturing, anchored shopping centers, and Class A/B office buildings.
- Maximum LTV: Up to 75% for stabilized assets; up to 80% for select multifamily properties.
- Loan Terms & Amortization: 5, 7, and 10-year fixed-rate terms with 25 to 30-year amortization schedules; interest-only periods available for low-LTV transactions.
- DSCR Requirements: Minimum 1.20x to 1.30x depending on asset class and market tier.
- Target Transaction Size: $2,000,000 to $25,000,000; network transaction average is $6.8 million.
Short-Term Bridge & Recapitalization Capital
When borrowers need fast capital to fund value-add acquisitions, heavy property repositioning, tenant lease-ups, or debt maturities, our bridge financing products deliver speed and flexibility.
- Use of Funds: Value-add capital improvements, lease-up stabilization, partnership buyouts, discounted payoff (DPO) executions, and fast-closing acquisitions.
- Loan-to-Cost (LTC): Up to 85% LTC; up to 75% As-Is LTV.
- Loan Terms: 12 to 36-month interest-only loans with multiple 6 to 12-month extension options.
- Exit Strategies: Refinance into conventional term debt, SBA long-term debt, or asset sale.
- Target Transaction Size: $1,000,000 to $15,000,000; average transaction size is $3.5 million.
Private Money & Opportunistic Commercial Loans
For non-conforming commercial real estate transactions requiring speed over standard documentation, our private capital products offer flexible credit terms.
- Asset Classes: Land acquisitions, infill development sites, mixed-use redevelopments, distressed real estate assets, and complex multi-parcel portfolios.
- Maximum LTV: Up to 65% to 70% of current appraisal value.
- Speed to Close: Closing execution available in as few as 7 to 10 business days.
- Target Transaction Size: $750,000 to $10,000,000.
Commission Structures and Revenue Growth Potential
Our white label partner program features transparent, highly competitive revenue-sharing models. Partners retain full control over upfront origination fees while participating in yield spread premiums and lender back-end fee models.
Revenue Architecture Breakdown
As a partner, you set your client-facing origination points, typically ranging from 1.00% to 2.00% of the total loan amount, based on transaction complexity and loan size. On SBA and conventional products, we offer yield spread sharing options on qualifying transactions, providing additional revenue beyond the base origination fee.
| Loan Type | Transaction Size | Typical Origination Fee (Gross) | Average Net Partner Revenue |
|---|---|---|---|
| SBA 7(a) Real Estate Loan | $1,850,000 | 1.50% – 2.00% | $27,750 – $37,000 |
| SBA 504 Real Estate Project | $4,500,000 | 1.00% – 1.50% | $45,000 – $67,500 |
| Conventional Multifamily Loan | $6,500,000 | 1.00% | $65,000 |
| Bridge Capital / Repositioning | $3,500,000 | 1.50% – 2.00% | $52,500 – $70,000 |
| Private Capital Acquisition | $2,000,000 | 2.00% | $40,000 |
Real-World Partner Scenarios
Scenario A: Wealth Management Advisory Firm expands owner-occupied service delivery
A boutique wealth management advisory client operated a manufacturing company generating $12 million in annual revenue. The business owner planned to purchase a $4,200,000 owner-occupied industrial flex building using an SBA 504 loan structure. Rather than referring the client to a local retail bank and losing visibility, the wealth management firm utilized our white label program.We structured the $4.2 million project with a 50% senior loan, a 40% SBA CDC debenture, and a 10% equity injection from the borrower. We managed the entire application, credit packaging, and appraisal workflow under the advisory firm’s logo. The loan funded within 52 days. The advisory firm collected a 1.25% origination fee totaling $52,500, reinforced their position as a full-service financial partner, and maintained complete custody of the underlying client relationship.
Scenario B: Commercial Real Estate Brokerage handles complex value-add refinance
A commercial real estate brokerage represented a real estate investor holding an un-stabilized 32-unit multifamily asset requiring $800,000 in interior capital improvements. The property’s current cash flow was insufficient for conventional bank refinancing.The brokerage submitted the transaction through our white label bridge program. We sized a $3,800,000 bridge loan covering the existing debt payoff plus 100% of the future renovation budget at 75% LTC. Under the broker’s brand, we managed environmental reviews, construction holdback structures, and closing logistics. The broker earned a 1.50% fee ($57,000) at closing and secured the exclusive listing to place $4.8 million in long-term conventional refinancing through our platform once property stabilization occurs.
How to Qualify and Join the Thorne CRE Partner Network
We work with established financial professionals and firms committed to delivering competitive commercial real estate debt solutions. Our partner network includes commercial mortgage brokers, residential brokers expanding into CRE, wealth advisors, certified public accountants, real estate attorneys, and corporate financial consultants.
Eligibility and Qualification Criteria
- Professional Standing: Active professional licensing or demonstrated experience within real estate, mortgage origination, wealth management, accounting, or corporate advisory services.
- Track Record: Demonstrated business relationships with commercial property owners, real estate investors, or operating business principals.
- Compliance & Integrity: Adherence to sound business practices, client confidentiality standards, and financial verification standards.
Simple Three-Step Onboarding Process
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Partner Application & Credentialing:
Submit your partner onboarding questionnaire. Our team conducts a brief review of your firm’s profile, operational scope, and branding preferences. -
Portal & Asset Configuration:
We set up your custom partner portal, upload your logo and design identity, and provide white-labeled marketing assets, product rate sheets, intake worksheets, and executive presentation decks. -
Initial Deal Desk Submission:
You submit your first loan scenario to our deal desk. Our senior underwriting team reviews the property metrics, borrower financials, and market data to issue a formal co-branded LOI within 24 to 48 hours.
Frequently Asked Questions
What is a white label commercial mortgage program?
A white label commercial mortgage program allows financial and real estate professionals to offer commercial CRE and SBA loans under their own brand identity while leveraging an established lender’s capital, underwriting, and closing infrastructure. This enables firms to expand their service suite seamlessly without adding headcount.
How do brokers earn commissions with white label commercial lending?
Brokers earn competitive origination fees and pre-agreed commission splits on every funded loan, which are disbursed directly at closing without needing to manage post-closing administration. Partners can set upfront origination points and participate in yield spread premiums based on transaction structures.
What is the difference between white label lending and table funding?
White label lending refers to branding the client experience and loan products under your company name, whereas table funding is a specific settlement structure where the capital source funds the loan at the closing table in the originator’s name. Both strategies help brokers scale seamlessly.
Can financial advisors offer commercial real estate loans under their own brand?
Yes, financial advisors can utilize white label commercial mortgage programs to deliver capital solutions and SBA loans directly to business owner clients under their existing brand name. This expands advisory capabilities, protects client relationships, and generates significant new revenue streams.
References
Sources reviewed while researching white label commercial mortgage partner program, taken from the US search results on 2026-09-16.
- White-Label Business Lending Software for Partners – Levr.ai — levr.ai
White-label business lending software lets a brokerage or referral partner put its own brand around client intake and the financing journey … - How Is Loan Spark Disrupting White-Label Lending … – YouTube — youtube.com
regulation prepared Barnett for commercial lending’s regulatory future • MIT’s partnership framework: "Go fast alone, go far together" *For … - Banking with White Label Commercial Lending: Blog – Biz2X — biz2x.com
White label commercial lending platform helps direct lenders and private lenders in providing quicker loan processing. This also helps in … - How to Boost Broker Loan Originations with White Label Real … — civicfs.com
See how brokers and TPOs can leverage CIVIC’s white-label program to access flexible capital, fund more loans, and scale their real estate lending business. - White Label Program – Garrington Capital — garringtoncapital.com
# White Label Program
### YOUR BRAND, OUR CAPITAL AND EXPERTISE
Our funding, service and management capabilities provide us the opportunity to offer our partners a “white label” of factoring, asset-based lending and opportunistic finance offerings.We make it easy to get started.
- White Label Commercial Mortgage Financing & Table Funding — thornecre.com
Through a white label private lending partnership program, the primary brokerage retains full ownership of the borrower interface from … - How white label mortgage apps create a better member experience | Blend — blend.com
A white label mortgage app enables lenders to give their members a best-in-class digital experience under their own name. When members have a … - Private Label Mortgage Origination – HiMaxwell.com — himaxwell.com
# The all-in-one solution for a successful mortgage business
## A world class origination experience
Fully white-labeled functionality - OwnersPath: White Label Business Finance & Credit Platform — ownerspath.com
Partners earn commissions (up to 40%) on business loan closings, recurring fees from credit-building services, lender referral revenue, vendor partner … - White Label Program for Private & Hard Money Lending — privatelenderlink.com
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