Wellesley Collective treats SBA loans as regular commercial credit with a government guarantee behind part of the note. That guarantee can mean a longer term or a lower down payment. It does not mean thin files get a yes.
7(a) is the flexible program: working capital, equipment, some acquisitions, and some real estate. 504 is the owner-occupied real estate and long-life equipment program. You generally cannot use 504 to buy a purely investment building. Occupancy rules are real.
What belongs in the package
- Business and personal tax returns, plus an interim financial statement.
- A sentence on use of proceeds that matches the bank statements.
- For real estate, who will occupy the building and at what percentage.
- Debt schedule, ownership, and any affiliate companies.
After SBA ended SBSS scoring for 7(a) small loans in 2026, more files are underwritten the old way: cash flow, time in business, and documentation. A complete package still clears. A score-era shortcut often stalls. See our briefing on the March 2026 7(a) underwriting change.
If SBA is the wrong tool, say so early and look at conventional CRE, equipment financing, or working capital instead of forcing a 504 onto an investment story.