Commercial Real Estate Finance

make loans with higher levels of risk in return for a higher return on the investment.

  However, there are now many self-described hard money capital sources whose internal funding structure is quite similar to that of portfolio capital sources, so the latter distinction is probably more crucial. Most bridge capital sources fall into this latter category.

  Small Business Administration (SBA):

  These commercial loans are written by private companies, such as banks and specialty finance companies, but which are largely guaranteed by the Small Business Administration.

  SBA loan guarantees were created by Congress to encourage the formation and growth of small businesses.

  United States Department of Agriculture (USDA):

  The Department of Agriculture’s Business and Industry loan program is very similar to the SBA loan program, where a conventional capital source makes the loan but the USDA guarantees most of it. USDA Business and Industry loans were created to help create jobs in rural areas.

  Federal Housing Administration (FHA) 223 (f):

  FHA 223(f) apartment loans are available for the acquisition or refinancing of 5+ unit multifamily properties and are a great financing option for borrowers looking for maximum leverage and longer fixed rates and terms.

  There are no income or rent restrictions under Section 223(f) unless otherwise required by a project based HAP contract or other regulatory agreement. FHA 223(f) insured mortgages are non-recourse with no market - economic or population - restrictions.

  Back To Top

  Supporting Document List

  All of the due diligence you’ve conducted up to this point, hopefully has prepared you for the supporting document phase.

  This is the most important part of the commercial real estate loan submission process.

  Whenever you seek to borrow money for a real estate investment, you will have to understand the process and the documentation.

  Before you even consider presenting an offer to purchase a commercial real estate investment, you will need to package your loan proposal ahead of time.

  Then be prepared to support the facts to a capital source’s underwriter during their due diligence investigation. If you don’t provide everything that’s requested or take too long, your financing request will never fund.

  Winston Rowe & Associates, a due diligence and advisory firm, if you need assistance, check us out at winstonrowe.com

  Since there is really no typical transaction, the following is an example supporting document list and in the following chapter a typical list of questions that you’ll see on a loan application.

  Financial Supporting Documents:

  The last three (3) years corporate tax returns

  The last three (3) years personal tax returns

  Name and address of corporate bank

  Business profit & loss statement

  Most recent copy of business bank statement

  Personal financial statement for all guarantors

  Detailed use of proceeds

  Property Supporting Documents:

  Schedule of tenants leases

  Copies of tenant leases

  Schedule of units with square foot per unit

  Schedule of improvements to be made with cost breakdown to subject property

  Exterior photos of subject property photos of parking lot, street view

  Interior photos of subject property

  Appraisal

  List of all litigation past and present

  Guarantor Supporting Documents:

  4506 (t) IRS form

  Tri merge credit report

  Government issued photo ID front and back copy

  Articles of Incorporation

  Professional resume

  Personal financial statement

  Personal bank account information

  Back To Top

  Questions In A Loan Application

  Most capital sources that finance commercial real estate throughout the United States utilize similar questions within their loan applications and summaries for the initial review of your proposed financing request.

  The world of commercial real estate finance is not standardized; hence just about every capital souse uses their version of an application form and has their own intake process.

  The areas most focused on in a potential capital source’s application form are property type, value, loan amount, loan to value (LTV), debt service ratio (DCR), transaction type (purchase or refinance) and business and personal financials for the property and owner.

  Contact us if you need custom submission forms developed or a little help with your commercial loan application at winstonrowe.com

  The following are example questions that you may encounter on a commercial loan application form.

  Property& Valuation Section:

  Building Name

  Borrower’s Name

  Building Type

  Number of Units

  Age of Building(s)

  Property Address

  City, State Zip

  Building Website

  Building Phone Number

  Building Email Address

  Is the Building Listed for Sale

  Link for the Listing

  Cash Down Payment

  Total Financing (Loan) Amount Required

  Cash Out Amount

  Detailed use of proceeds required

  Present Value of the Building

  Date of Last Appraisal

  Date of Last Sale

  Transaction Type Section:

  REO / Foreclosure

  Short Sale

  Land Contract