Does anyone know of any lenders out there that will do tough loans on gas stations?

It has a restaurant, minimart, gas station, smog check and automotive mechanic shop. It is a Shell station

The loan would be for 2 M and there would be some cash out. The value of the property is conservatively at 3.5 M.....Showing income documentation will be difficult......Also, the property is not showing much profir at all.....~45K/year net (including paying of loans)...........Good FICO's 700+............the gas station is in the process of cleaning which will be concluded in 6 months. The state has guaranteed 1.5M for this cleaning and has currently spent 300K.

Any help would be greatly appreciated.

Possibly, but probably not this year. It's tougher to get gas station loan approved later in the year since a lot of lenders lose their appetite for tough gas station deals later in the year. Also, most lenders do not finance contaminated properties.

That said, last week I got approval for a contaminated property. The key here was low LTV, outstanding cash flow, very strong borrower and the cleanup was nearly complete. The interest rate was Prime + 2% with 1 point to lender.

Josh, I was in the gas station business myself for 26 years. We have financing avialable. Give me a call to discuss details of the clean up. Maybe able to point you in the right direction.