Commercial Property Financing

Commercial Property Financing is all we do and we are very good at getting deals financed. We offer a complete one stop shop for commercial property financing.

"We are a private placement and consulting firm with connections and relationships with private investors and funds that specialize in the funding and financing or commercial properties".

Commercial Property Financing

New Construction

New Construction loans for Commercial Properties and Single Family Development Projects. Fast Closing for seasoned Developers and Builders. Some equity participation programs available.
Loans From $3M – $12M

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Acquisition Financing

We provide acquisition financing for individual properties or portfolios of properties. We have conventional and non conventional financing programs. high and low leverage acquisition financing programs available.
Loan from $1M - $25M

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Refinancing

Refinancing with our refinancing programs, you can payoff high interest loans and rates with lower rates or pull out your equity tax free without selling. We have programs up to 80% LTV, recourse and non- recourse programs available.

Loan Amounts : $3M - 45M

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Long Term Loans Program

Eligible Property Types

• Office Buildings
• Apartment Buildings-Our Specialty
• Mixed-Use
• Medical/Dental Facilities
• Warehouses
• Restaurants/Bar/Club
• Industrial- Light/Heavy
• Commercial Condos
• Condo Projects
• Retail/Single/Multi/Centers/Stores
• Gas Stations/Auto Centers Flag or No Flag
• Hotels/B&B/Motels Flag or No flag
• Agricultural
• Manufacturing Facilities
• Auto Facilities
• Leisure & Gaming
• Land- Rural/Urban
• Owner Occupied Business
• Single Tenant Buildings
• Non-permitted Structures
• Self Storage/Mixed Buildings
• Mobile Home Parks/RV Parks/Parking Lots- All Types
• Special Purpose, Religious, Funeral, Sport Facility

Apply Here

Eligible Borrowers

Types Of Loans Available

• Owner User, Non Owner Occupied or Investment
• Purchase Money
• Refinance
• Cash out (No Cap)
• Property Listed for Sale
• Foreclosure/Bankruptcy Bailouts
• Mezzanine Debt/2nd- Purchase
• Properties in Probate/Trust
Mezzanine Debt/2nd- Refinance/Cash Out
• Purchase Plus Construction
• Purchase Plus Rehab
• Refinance Cash Out Plus Construction
• Refinance Cash Out Plus Rehab

Private Money With Asset Based Lending

• LTV (Loan to Value) up to 70% (75-80% ltv case-by-case)
• Loan Term: 1, 2, 3, 5, and 7 years
• Interest Only or Amortized Over 30 or 40 Years
• Interest Rates: 7.99% to 10.99% Risk Base Pricing
• No Prepay Penalties Option
• Cross Collateralize for Maximum Loan Amounts
• Not Fico Based, Bad Fico or No Fico OK
• DSCR: NO Minimum Debt Service Ratio
• Sole Proprietorship, LLC or Corporation
• No Occupancy Minimum/Vacancy OK
• No Upfront Fees Ever!
• Low Pricing Available/Risk-Based Pricing
• Stated Income/Siva/No Doc
• As-is Prime, After Repair Value Allowed/Future Value OK/No Reserves Needed
• No title seasoning/Next Day Value Ok/Non Recourse Option
• BK Chapter 7,11,13 OK/Debtor in Possession Program
• No Net Worth or Liquidity Requirements
• No Appraisal Needed Program, Old Appraisal OK Desk Review
• No Min or Max Loan Amounts/Interest Only Option
• Up to 100% CLTV Allowed (combined loan to value)
• Close Loan in 7 Days

ALT-A Commercial Lending

• LTV (Loan to Value) up to 80%
• Loan Term: 3, 5, 7, 10, 15, 20, 25, 30 and 40 years
• Amortized Over 15, 25, 30 or 40 Years
• Interest Rates: 3.625% to 6.37% P&I Rates Change Daily- Market Conditions
• Pre-Payment Penalty 3 Years or 5 Years/Step Down or Yield Maintenance
• No Cross Collateralize
• All Fico Based Criteria Levels
• Level 1: 720+ Fico 80% Max Ltv Purchase, 75% Max Ltv Refinance, Min DSCR 1.20, 85% Ltv Min DSCR 1.35
• Level 2: 680+ Fico 75% Max Ltv Purchase, 70% Max Ltv Refinance, Min DSCR 1.20, 80% Ltv Min DSCR 1.35
• Level 3: 660+ Fico 70% Max Ltv Purchase, 65% Max Ltv Refinance, Min DSCR 1.20, 75% Ltv Min DSCR 1.35
• Level 4: 620+ Fico 65% Max Ltv Purchase, 60% Max Ltv Refinance, Min DSCR 1.20
• Pricing Based on 6 month Libor Plus Arm Margin Starting at 1.825. Floor equal to intial rate
• Non Recourse plus 1.5 to Margin
• Vacancy Max 15%
• No Upfront Fees Ever!
• Par Pricing Available/Credit and Building DSCR-Based Pricing
• Full Doc Underwriting, Borrower Tax Returns, Building Full Financial Package, Full Appraisal and Reports
• Reserves Needed
• 6 Month Title Seasoning
• No BK or Foreclosures 5 Years Chapter
• Net Worth and Liquidity Requirements
• Close Loan in 30-40 Days

Alternative Portfolio Commercial Programs - Light Doc/Soft Money

• LTV up to 65%
• Loan Term: 3, 4 or 5 Years
• Amortized Over 30 Years
• Interest Rates: 6.875% to 7.99% P&I
• Pre-Payment Penalty 3 Years or 5 Years/Step Down or Yield Maintenance
• Cross Collateralize for Maximum Loan Amounts
• All Programs: Alt 1,2 or 3 Focus On The Building Financial Package and Strength, Not The Borrower- Light Doc Building Only
• Program Alt-1: 640+ Fico 65% Max Ltv Purchase, 65% Max Ltv Refinance, Min DSCR 1.20, 70% Ltv Min DSCR 1.25
• Program Alt-2: 600+ Fico 60% Max Ltv Purchase, 60% Max Ltv Refinance, Min DSCR 1.20, 65% Ltv Min DSCR 1.25
• Program Alt-3: 560+ Fico 55% Max Ltv Purchase, 50% Max Ltv Refinance, Min DSCR 1.25
• Full Recourse Only
• Vacancy Max 30%
• No Upfront Fees Ever!
• Par Pricing Available/Building Based Pricing
• Full Doc Building Underwriting, Building Full Financial Package, Old Appraisals OK, Desk or Field Review Needed
• Light Reserves Needed
• No Title Seasoning Needed
• No BK or Foreclosures 3 Years
• Light Net Worth and Liquidity Requirements
• Close Loan 20-23 Days

SBA Turn Down Commercial Program - Owner/User Subprime Program

• LTV up to 65%
• Loan Term: 3 or 5 Years
• Amortized Over 25 or 30 Years
• Interest Rates: 7.75% to 8.875% P&I
• Pre-Payment Penalty 3 Years or 5 Years/Step Down or Yield Maintenance
• All Programs: Alt-User1, Alt-User2 and Alt-User3 Focus On The Building Financials
• The Owner User But Not Fico Or Building Occupancy %
• Owner User Needs to Only Occupy 35% of Building, Minimum Qualifying DSCR 1.1
• Program Alt-USER1: 660+ Fico 65% Max Ltv Purchase, 65% Max Ltv Refinance, Min DSCR 1.1, 70% Ltv Min DSCR 1.20,
• Program Alt-USER2: 600+ Fico 60% Max Ltv Purchase, 60% Max Ltv Refinance, Min DSCR 1.1, 65% Ltv Min DSCR 1.20
• Program Alt-USER3: 560+ Fico 55% Max Ltv Purchase, 50% Max Ltv Refinance, Min DSCR 1.1
• Full Recourse Only
• Vacancy Max 20%
• No Upfront Fees Ever!
• Par Pricing Available/Program Based Pricing
• Full Doc Building Underwriting, Building Full Financial Package, Owner User Business Underwriting
• Light Reserves Needed
• No BK or Foreclosures 3 Years
• No Net Worth and Liquidity Requirements
• Close Loan 25-30 Days

SBA 7 (A) Commercial Loans & USDA Loan Program - Government Programs

SBA 7(a)

• LTV max 80%
• Loan Term: 15, 20 or 25 Years
• Loan Size: $500k-$5 million
• Interest Rates: Quarterly Variable Prime Plus 2.75%
• Pre-Payment Penalty 3 Years or 5 Years/Step Down or Yield Maintenance
• Minimum Fico 660
• Minimum DSCR 1.25
• No Upfront Fees Ever!
• Program Based Pricing
• Properties must be 51% owner-occupied and operated.
• Borrowers must have adequate cash flow to cover debt levels and acceptable credit history.
• Light Reserves Needed
• No BK or Foreclosures 5 Years
• Full Doc
• Close Loan 90-120 Days

USDA

• LTV max 80%
• Loan Term: 15, 20, 25 or 30 Years
• Loan Size: $500k-$5 million
• Interest Rates: Quarterly Variable Prime Plus 2.75% But May Change State by State
• Pre-Payment Penalty 5 Years Yield Maintenance
• Minimum Fico 660
• Minimum DSCR 1.25
• No Upfront Fees Ever!
• Program Based Pricing
• Must meet USDA eligibility criteria for rural business location.
• Program is available for properties located in most towns with populations under 50,000.
• Light Reserves Needed
• No BK or Foreclosures 5 Years
• Full Doc
• Close Loan 90-120 Days

Bridge Loans

Opportunistic Bridge Loan Program

Program Descriptive
Higher-leverage, fixed-rate bridge lending program for commercial real estate assets that have a substantial value-creation component. The loan includes a small equity component in the form of a higher LTC in exchange for a higher interest rate and exit fees.

Why Consider Using This Program?

You’re seeking short-term funding to rehabilitate, reposition or stabilize an asset

You need financing with an equity component provided by the lender

You need flexible, non-permanent capital to implement a conversion, expansion or renovation of a core commercial real estate asset

Property Types
Multifamily, Industrial, Retail, Mixed Use, Hospitality, Office, Medical Office, Self-Storage, Manufactured Housing

Loan Amount: $1 Million to $15 Million
Loan Purpose: Acquisition, Refinance, Conversion, Rehabilitation, Situational, Stabilization
Property Location: Primary, Secondary & select Tertiary markets with a minimum population of 50,000 to 100,000 people.

Maximum LTV: Up to 75% LTV (based on stabilized value)

Maximum LTC: Up to 90% LTC (based on transaction underwriting)

Up to 90% LTC (based on transaction underwriting)

Interest Rate 1-Month Term SOFR plus 600BPs – 700BPs (interest only)

Loan Term: 1 to 3 Years (fully extended)

Floor / Rate Cap: The rate/floor will be set at the closing of the loan. No Rate Cap will be required

Extensions: Up to four (4) extensions of 6 months each, at market extension fees

Origination Fees & Exit Fees: Market competitive fees based on the loan size, leverage, complexity and timing of the transaction.

Lien Position: Senior Position (secondary financing prohibited)

Funding Structure : Full funding with holdback

Recourse: Non-recourse, other than standard “bad boy acts” or recourse structure for higher-risk transactions.

Timing to Close: Typically 30 to 45 days from acceptance of LOI and receipt of deposits

Debt Service Reserve: Below 1.00X DSCR acceptable if supported by a debt service reserve (cash-flowing assets preferred)

Prepayment Penalty : Minimum interest, generally half of initial loan term

TI/LC and Future Advances : Future funding facility toward tenant improvements, leasing commissions, rehabilitation and conversion costs

Deposits
Expense deposit adequate to cover costs for third-party reports, legal fees and other customary due diligence or underwriting costs

Apply Here

Participating Bridge Loan Program

Program Descriptive
Higher-leverage, fixed-rate bridge lending program for commercial real estate assets that have a substantial value-creation component. The loan includes a larger equity in exchange for a percentage of the value creation realized in the project at sale or refinance.

Why Consider Using This Program?

You’re seeking short-term funding to build, rehabilitate, reposition or stabilize an asset

You need flexible with an equity component provided by the lender

You need flexible, non-permanent capital to implement a conversion, expansion or renovation of a core commercial real estate asset

Property Types
Multifamily, Industrial, Retail, Mixed Use, Hospitality, Office, Medical Office, Self-Storage, Manufactured Housing

Loan Amount: $1 Million to $15 Million
Loan Purpose: Acquisition, Refinance, Rehabilitation, Situational, Stabilization

Property Location: Primary, Secondary markets only.

Maximum LTV: Up to 75% LTV (based on stabilized value)

Maximum LTC: Up to 100% LTC (based on transaction underwriting)

Interest Rate: 1- 3 Years (fully extended)

Loan Term: 1 to 3 Years (fully extended)

Floor / Rate Cap: The rate/floor will be set at the closing of the loan. No Rate Cap will be required

Extensions: Up to four (4) extensions of 6 months each, at market extension fees

Origination Fees & Exit Fees: Market competitive fees based on the loan size, leverage, complexity and timing of the transaction.

Exit Fees : 15% to 25% participation in value creation (based on specific transaction) subject to returns)

Lien Position: Senior Position (secondary financing prohibited)

Funding Structure : Full funding with holdback

Recourse: Non-recourse, other than standard “bad boy acts” or recourse structure for higher-risk transactions.

Timing to Close: Typically 30 to 45 days from acceptance of LOI and receipt of deposits

Debt Service Reserve: Below 1.00X DSCR acceptable if supported by a debt service reserve (cash-flowing assets preferred)

Prepayment Penalty : Minimum interest, generally half of initial loan term

TI/LC and Future Advances : Future funding facility toward tenant improvements, leasing commissions, rehabilitation and conversion costs

Deposits
Expense deposit adequate to cover costs for third-party reports, legal fees and other customary due diligence or underwriting costs

Apply Here

Core Bridge Loan Program

Program Descriptive
Fix-rate bridge lending program for institution -quality-commercial real estate assets that are in transition, are currently cash flowing (1.00x or greater) and require additional funds/time to reach stabilization.

Why Consider Using This Program?

You’re seeking short-term funding to rehabilitate, reposition or stabilize an asset

You need financing to complete a property acquisition or redevelopment project

You need flexible, non-permanent capital to implement the renovations and stabilization of a core commercial real estate asset

Property Types
Multifamily, Industrial, Retail, Mixed Use, Hospitality, Office, Medical Office, Self-Storage, Manufactured Housing

Loan Amount: $2 Million to $20 Million
Loan Purpose: Acquisition, Refinance, Rehabilitation, Situational, Stabilization

Property Location: Primary, Secondary markets only.

Maximum LTV: Up to 75% LTV (based on stabilized value)

Maximum LTC: Up to 75% LTC (based on transaction underwriting)

Interest Rate: 1 to 5 Years (fully extended)

Loan Term: 1 to 5 Years (fully extended)

Floor / Rate Cap: The rate/floor will be set at the closing of the loan. No Rate Cap will be required

Extensions: Up to four (3) extensions of 12 months each, at market extension fees

Origination Fees & Exit Fees: Market competitive fees based on the loan size, leverage, complexity and timing of the transaction.

Exit Fees : Market-Competitive fees based on the loan size, leverage, complexity and timing of the transaction.

Lien Position: Senior Position (secondary financing prohibited)

Funding Structure : Full funding with holdback

Recourse: Non-recourse, other than standard “bad boy acts” or recourse structure for higher-risk transactions.

Timing to Close: Typically 30 to 45 days from acceptance of LOI and receipt of deposits

Debt Service Reserve: Properties must provide at least break-even debt service coverage (1.00x on existing cash flow based on proposed loan amount).

Prepayment Penalty : Minimum interest, generally half of initial loan term

TI/LC and Future Advances : Future funding facility toward tenant improvements, leasing commissions, rehabilitation and conversion costs

Deposits
Expense deposit adequate to cover costs for third-party reports, legal fees and other customary due diligence or underwriting costs

Apply Here

Core-PLUS-Bridge Loan Program

Why Consider Using This Program?

You’re seeking short-term funding to rehabilitate, reposition or stabilize an asset

You need financing to complete a property acquisition or redevelopment project

You need flexible, non-permanent capital to implement the renovations and stabilization of a core commercial real estate asset

Property Types
Multifamily, Industrial, Retail, Mixed Use, Hospitality, Office, Medical Office, Self-Storage, Manufactured Housing

Loan Amount: $2 Million to $20 Million
Loan Purpose: Acquisition, Refinance, Rehabilitation, Situational, Stabilization

Property Location: Primary, Secondary markets only.

Maximum LTV: Up to 75% LTV (based on stabilized value)

Maximum LTC: Up to 85% LTC (based on transaction underwriting)

Interest Rate: 1 Month Term SOFR plus 500BPs -600BPS (interest only)

Loan Term: 1 to 5 Years (fully extended)

Floor / Rate Cap: The rate/floor will be set at the closing of the loan. No Rate Cap will be required

Extensions: Up to four (3) extensions of 12 months each, at market extension fees

Origination Fees & Exit Fees: Market competitive fees based on the loan size, leverage, complexity and timing of the transaction.

Exit Fees : Market-Competitive fees based on the loan size, leverage, complexity and timing of the transaction.

Lien Position: Senior Position (secondary financing prohibited)

Funding Structure : Full funding with holdback

Recourse: Non-recourse, other than standard “bad boy acts” or recourse structure for higher-risk transactions.

Timing to Close: Typically 30 to 45 days from acceptance of LOI and receipt of deposits

Debt Service Reserve: Below 1.00x DSCR acceptable if supported by a debt service reserve (cash-flowing assets preferred)

Prepayment Penalty : Minimum interest, generally half of initial loan term

TI/LC and Future Advances : Future funding facility toward tenant improvements, leasing commissions, rehabilitation and conversion costs

Deposits
Expense deposit adequate to cover costs for third-party reports, legal fees and other customary due diligence or underwriting costs

Apply Here

Investor Services

Loan Packaging

Let us package and underwrite your loan package the way Lenders want and assure that your project get's the attention it deserves.
You only get one time to make a first impression.

Make you package as exceptional at your project is.

The quality of your package matters more than you think.

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Deal Analysis

Let us give you an un bias and unemotional review your financing offers and contracts to make sure you are not only getting the best rate, but more importantly, that you are getting the "best terms." We will make sure there isn't any "dirty verbiage" hidden in the fine print.

Schedule your session today!
It's 100% Free!

LOI Creation

We can prepare a professional Letter Of Intent for investors. Our Letter Of Intents prepares and lays out the framework for your contract. It includes the important terms and conditions and is the perfect tool for negotiating with Sellers without any contract, earnest money, or liability exposure. Once your negotiating is complete, you simply give it to your attorney or title company for the creation of the actual contract.

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Investor Services

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Commercial Property Financing

"We are a private placement and consulting firm with connections and relationships with private investors and funds that specialize in the funding and financing or commercial properties".