Iowa Commercial Real Estate Lender
I’m Just a Little Guy, lending money to Commercial Real Estate Investors in Iowa.
Larry Wolf
Commercial Lending Manager
Larry Wolf brings nearly four decades of experience in banking, real estate, and finance to Little Guy Loans.
Larry grew up in west central Illinois in a family rooted in agriculture, insurance, and real estate. After earning a Finance degree from Western Illinois University with a specialization in Banking and Real Estate, Larry became both a licensed Realtor and Appraiser in Illinois before entering banking in 1985.
In 1993, he joined Hardin County Savings Bank in Eldora, Iowa, where he spent more than 30 years serving the community with expertise in commercial, industrial, and real estate lending.
Over the years, Larry has financed projects across office, industrial, multifamily, retail, self-storage, medical, and mobile home communities, just to name a few.
His deep experience, paired with the speed and flexibility of Little Guy Loans, makes him the ideal partner for investors seeking commercial funding that actually gets deals across the finish line.
FREQUENTLY ASKED QUESTIONS
Can I roll closing costs into the loan?
No. All fees and points are paid at closing. We’ll outline the total cost in your lending intent letter so everything is transparent from day one.
What are your typical loan terms for commercial real estate?
Most of our loans are Interest-Only loans. This means the monthly payment is just to cover the accrued interest for the month with all principal due at maturity.
Not sure if that will work with your deal? We can get creative. Because we aren’t a Big Bank lender, we can create a customized loan product to fit your deal.
Is there a limit to the number of commercial properties I can finance?
No. We don’t cap your growth. As long as the numbers make sense, we’re ready to fund. Whether you’re acquiring a portfolio of self-storage facilities or multiple office buildings, we underwrite each deal on its own merits.
Do you handle title and escrow in Iowa?
Yes. Our in-house processing team coordinates title, abstracting, and escrow for you. We partner with Iowa-based attorneys to ensure your property closes with clear title and our lien is properly secured.
All title and closing fees are settled at closing—no surprises.
Can I get a pre-approval letter for a commercial property in Iowa?
If your transaction requires a lending pre-approval letter, we’re happy to issue one for qualified commercial borrowers. Whether you’re bidding on an industrial warehouse in Des Moines or acquiring a mobile home park in Cedar Rapids, a pre-approval can help you move quickly.
Can I pay off my loan early? Are there prepayment penalties?
No penalties. You’re free to repay the loan early at any time without fees.
What if the property is in rough shape?
We focus on:
- Your experience in real estate or business operations
- The value and potential of the property
- Your project plan and exit strategy
We know all about dented & scratched commercial properties. That doesn’t scare us! What matters is the business plan and your ability to execute on that vision. Most applications are reviewed within 24 hours, and we often close deals in 5-7 business days.
Do I need an appraisal for a hard money loan?
In most cases, no.
We can evaluate the property internally using:
- Walkthroughs
- Photos/videos
- Broker Price Opinions (BPOs)
Compared to a bank, we have reduced appraisal requirements. In most cases (except those involving environmental issues) evaluations can be done in house. This helps you reduce costs and close fast.
How fast can you close a commercial hard money loan in Iowa?
We can often close in 5–7 days, or even faster.
If we have your entity documents and clean title, we move quickly—ideal for time-sensitive commercial transactions or last-minute funding needs.
What is a balloon payment, and how does it work?
A balloon payment is a lump-sum payoff due at loan maturity. With our hard money loans, this usually looks like:
- Monthly interest payments + balloon at payoff
This structure allows you to keep cash in the project while you reposition, lease up, or renovate the asset.
We Offer a Fast & Easy Application Process
Our Team Makes the Process of Getting Financed Quick and Convenient Without the Usual Headaches That Come with Other Lending Companies
Easy Application
We’ve created an easy form that’s easy to understand and simple to fill out. No more confusing Big Bank applications that waste your time and leave you feeling defeated!
24 Hour Approval
Once we receive your application, our team quickly reviews it so you know if you’re approved. If you don’t qualify, we’ll let you know how you can improve your application for future approval!
5 Days to Close
Once you’re approved, we move fast to finalize all necessary documentation in preparation for closing and get your funds released so that you can get to work ASAP!
What Others Are Saying
We Work with Real Estate Investors In Our Local Market Get Their Deals Funded
“I tried to go to 4 different banks with my deal…Little Guy Loans streamlined the process and the team stayed in frequent communication with me.”
Ethan Montang
Experienced Investor
We Offer the Right Type of Loan For Your Next Commercial Investment
Office
Hospitality
Industrial
Self-Storage
Medical
Flex Space
Retail
Mobile Home Communities
Why Should You Work With Us to Get You Funded ?
At Little Guy Loans, we specialize in fast, flexible commercial financing for Iowa investors. Unlike traditional banks, we focus on speed, relationships, and common-sense lending. We provide quick approvals (often within 24 hours) and funding in as little as 5 days. There’s no lengthy appraisal process and no unnecessary red tape, just practical lending designed to help you move quickly and get deals done.
Fast, Practical Capital for Commercial Investors
Banks are slow. Red tape is thicker than ever. Whether you’re under contract or chasing a value-add opportunity, we move quickly. Our private capital structure allows us to provide speed, flexibility, and certainty—so you can focus on closing deals, not fighting underwriting committees.
Creative, Flexible Financing to Get Your Deal Across the Finish Line
Because we're not a large baking institution, we don't box you into rigid loan programs or cookie-cutter terms. Instead, we take a nimble, deal-first approach-structuring loans creatively to fit your timeline, exit strategy, and capital stack. Whether you need an interest reserve, construction draws, or flexible prepay terms, we'll find a way to make the numbers work so you can close with confidence.
In-the-Trenches Expertise
We’re not just lenders; we’re operators. We’ve flipped and stabilized commercial properties across the Midwest. If you’re facing zoning issues, permitting delays, or construction setbacks—we’ve been there, and we can help you navigate them.
We Work With Investors In Several Local Markets
- Des Moines
- Cedar Rapids
- Davenport
- Council Bluffs
- Dubuque
- Cedar Falls
- Sioux City
- Iowa City
- Waterloo
- West Des Moines
- Ames
Learn How to Get Approved Fast for a Hard Money Loan
Download our free eBook and discover exactly what you need to get approved for your next (or first) hard money loan in a snap!