The documents your lender actually asks for.
Excel models, Word files and fillable PDFs for SBA and commercial loan applications, built to reconcile with each other. Your debt schedule feeds your pro forma. Your rent roll agrees with your operating statement. Nothing for an underwriter to send back.
Instant digital download · Delivered through our Etsy shop · Templates from $9
Start with a bundle
Every document for one loan type, in numbered folders in the order you should complete them, with a START HERE guide and a pre-submission checklist covering what most often sends a file back.
SBA 504 / Commercial Real Estate Bundle
All seven documents for a 504 or CRE loan: property operating statement, rent roll, pro forma, sources & uses, debt schedule, personal financial statement and the business plan in three formats.
SBA 7(a) Loan Application Bundle
The five documents a 7(a) lender asks for: personal financial statement, debt schedule, sources & uses, business pro forma and the business plan in three formats.
Or buy them one at a time
Every template is a standalone download. Calculation models ship as a working Excel file plus a completed sample PDF so you can see what a finished one looks like before you start.
SBA Loan Business Plan
Eight lender-focused sections, borrower certification with signature blocks, and a 14-item attachments checklist.
Property Operating Statement
Three years of history with every expense line mapped to its Schedule E reference, and depreciation and mortgage interest added back to NOI the way a lender does it.
Rent Roll
Unit-level detail plus an analysis sheet that computes occupancy, effective gross income, NOI, expense ratio, DSCR, cap rate and LTV. Handles NNN, gross and month-to-month.
Business Pro Forma
Year 1 monthly, Year 2 monthly, Year 3 annual. EBITDA with the D&A addback already applied, and DSCR computed every month. Business and real estate tabs.
Commercial Debt Schedule
Four sections covering term loans and notes, SBA and shareholder debt, mortgages and real estate debt, and leases, with balloon and maturity tracking throughout.
Personal Financial Statement
Required from every owner with a 20% or greater stake. Assets, liabilities, contingent liabilities and the schedules a lender expects behind them.
Sources & Uses of Funds
13 source lines, 15 use lines and an auto-balancing check that tells you the moment it doesn't tie, plus a lender guidance block on equity injection and seller-note standby.
Why these are different
Most loan templates are a spreadsheet with the right words in column A. These are built around how a file is actually reviewed.
They agree with each other
The monthly payment total on your debt schedule is the debt service line in your pro forma. Your rent roll's NOI is your operating statement's NOI. Every mismatch is a question, and every question is another week.
They calculate the way a lender calculates
EBITDA with the depreciation and amortization addback. NOI with depreciation and mortgage interest added back. DSCR on the number an underwriter uses, not the one on your tax return.
They carry current guidance
Equity injection, seller-note standby, guaranty fee tiers and the 504 borrower contribution thresholds are written on the sheet, matched to SBA SOP 50 10 8.1 effective October 1, 2026.
Built by lending professionals
Docs That Close is made by people who have spent their careers on the other side of the desk, underwriting commercial credit and reviewing loan packages for a living.
The templates reflect what a credit file is expected to contain and how the numbers in it are tested, rather than what a general-purpose financial planning tool happens to include. That is the whole difference.
Questions before you buy? Email hello@docsthatclose.com.
Common questions
How is it delivered?
Instantly. Purchases go through our Etsy shop, and the files are available to download the moment payment clears. Nothing ships, nothing waits on us.
What software do I need?
Microsoft Excel for the calculation models, Word for the editable documents, and any PDF reader for the fillable business plan. The Excel files open in Numbers and Google Sheets, though some formatting shifts.
Why is the business plan a fillable PDF but the pro forma is Excel?
Because a PDF cannot run 599 formulas. Calculation models are Excel so the math works, and each one includes a completed sample PDF so you can see a finished example. The business plan is narrative, so it works as a form you fill in and sign.
Can I use these for a conventional bank loan, not SBA?
Yes. A commercial bank or credit union asks for the same core documents, and conventional underwriting uses the same ratios. The SBA-specific guidance notes simply do not apply.
Are refunds available?
Because these are instant digital downloads they are generally not returnable. If a file will not open or something is wrong with it, email us and we will fix it or make it right.
Will this get my loan approved?
No, and be careful with anyone who says otherwise. These make your package complete, internally consistent and in the format a lender expects, which removes a common reason files stall. The credit decision is still the lender's.
Everything is in the Etsy shop
Nine templates and two bundles, instant download, from $9.
Visit the Docs That Close shop