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$4,523,400 Construction Loan to Build a New Restaurant!

Location: Dallas, TX

Borrower had been with another bank on an SBA loan to build out a new restaurant to move their existing restaurant into. The demographics at their current location were getting worse and their income and sales were declining. They had a lot under contract in the perfect location and were supposed to close on an SBA construction loan.  But the bank could not come through and canceled the loan at the final hour due to declining income and profits. Not wanting to lose the location, which was perfect for their business, they got a hard money loan to close on the land. After multiple banks denied them for the same reason, declining income, they came to us.

We packaged the deal and really played up the new location and helped them craft an excellent business plan. The borrowers also had great credit and cash reserves of a couple of hundred thousand, so we felt the deal had enough strength to close.  We took it to an aggressive west coast bank and got the approval at $3.5 Million to pay off the private money loan and get the money for the buildout. Of course, when they were done getting all the plans and specs, they needed an extra million to finish building it out.  All of a sudden, it was a $4.5 million ground up construction loan for a restaurant with declining revenues-a pretty tough deal.  But we fought for it and got the approval through credit committee. The loan closed last week. We can do SBA construction loans on both the SBA 7A program and the 504 program up to 90%!  The borrowers were ecstatic. The ground is being cleared now and in 4-6 months,they will be opening in the great new location!

ALMOST EVERY LOAN I CLOSE GOT DENIED SOMEWHERE ELSE BEFORE COMING TO ME and yet usually, I can get them approved at the same rates they were hoping to get at the place that denied them.  The big banks are denying 80% of their loans and the local banks are denying 50% yet many of those deals are STRONG deals. They just don’t have the right lender.

If you have been denied or know someone who has been denied by a lender or bank, give me a call. We close 80% of the term sheets we issue so your chance of success is MUCH greater with us and usually, the rate is the same or better.

$350,000 refinance of a ballooning note on a medical office building

This borrower came to us just late last week after getting turned down by numerous banks because of his week 2012 tax returns. His note balloons at the end of the month and, the company that bought the note wants his property. We issued him an approval late Friday ­just 2 days for a commitment letter. We are using the same appraiser that did his appraisal in 2010 who is promising a 2 week turn around time. We can also use recent bank ordered appraisals as is, just assigned over to us. Assuming he signs our commitment letter by Monday, we will close this loan in less than 3 weeks, saving his property and his cash flow

(it is a cash flowing building and most of the money he makes is from that building.)

$560,000 Pizza/Gas Station Refinance of a Private Money Loan….

Where? Delaware


Type? This borrower bought the property 2 years ago with a private money loan because he could not qualify for SBA at the time. We then took him and refinanced him into an SBA loan with great rates in the 5’s. His past credit history, the type of property and marginal cash flow caused no less than 5 lenders to tell him no!  But I played up the low LTV (property was worth $950,000 a 59% LTV which is VERY low for an SBA 7A loan). I took the deal to a lender that loves collateral and was okay with the property type and got it closed last month. A true case of a borrower not giving up and a broker who knows all the lenders from around the country and bringing all that knowledge to your local marketplace. Give me a call today and see how I can help you!

$3.35 Million Purchase and mild renovation of Golf Course and Land!

Location: North GA Mountains

This loan first came to us in early February looking for a private money loan.  We liked the deal so much, we were going to issue a commitment on the loan from our private money fund when I told them that I could get the deal done conventionally for them if they had time.  The borrowers had great credit and experience and over a million dollars to put into the transaction.  The golf course actually MADE a net income of over $300,000 so the golf course alone was worth the $3 Million price at a 10 cap but the kicker was the clients also got all the lots around the golf course-like free land that they could develop-it was a very solid deal.  When I told them I could get them conventional they told me that many banks had denied the loan but I KNEW I could get them done.

I took the loan in and immediately called local banks in the North GA mountains and none of them would touch the deal because the developer had gone under and they saw it as a failed development-despite the fact that the Golf Course cash flow supported the loan all by itself.  I noticed that the borrower had almost $1 Million with a local bank in GA and I knew the VP’s at that bank and discovered that the client had already applied there and been denied because they did not want to take a chance on a golf course 75 miles away-DESPITE ALMOST A MILLION DOLLARS ON DEPOSIT AT THAT BANK.  I knew conduits and life companies were not going to be interested in a golf course/development deal but I found a credit union willing to do the deal.  I packaged it, submitted it, talked it through underwriting and got the approval.  A 5 year fixed at 4.95% on a 25 year amortization at 65% LTV and NO pre-payment penalty.  They came to me desperate looking for Private Money close to 10% and I got them fixed under 5%!  The loan closed in less than 2 months start to finish!


ALMOST EVERY LOAN I CLOSE GOT DENIED SOMEWHERE ELSE BEFORE COMING TO ME and yet usually, I can get them approved at the same rates they were hoping to get at the place that denied them.  The big banks are denying 80% of their loans and the local banks are denying 50% yet many of those deals are STRONG deals.  They just don’t have the right lender.

If you have been denied or know someone who has been denied by a lender or bank, give me a call. We close 80% of the term sheets we issue so your chance of success is MUCH greater with us and usually, the rate is the same or better.  Just one call does it all 

$1,200,000 Consolidation and Expansion Loan

Type: Debt consolidation and line of credit for 2 more Firehouse Subs stores!

The Story:  Borrower had 3 existing Firehouse Subs locations up and running but two had been open in just the last year.  A premier location came up and he wanted to grab it to open store number 4. His existing debt on his stores included SBA loans that had liens on his and his partner’s properties. Most banks were telling him no because they thought he was expanding too quickly and they wanted more seasoning in his existing stores.

But we have a source that likes aggressive expansion with franchise restaurants and is ok with opening stores quickly as long as the stores are profitable. I worked closely with the borrower to tweak the numbers and show solid projections, we added back enough addbacks and presented the loan to my lender to get it done. After multiple conference calls and back and forth with the lender and borrower, we got the loan approved to consolidate the debt on his 3 stores of $600,000 and give him a line of credit for $300,000 for his next two stores-a total loan size of $1.2 million.  The beauty of this loan is you only pay interest on the amount you use AND it is a conventional loan with NO liens on personal property. The business is the borrower, not the individuals.  And now he can aggressively go after his next two stores and his financing is already lined up!

The borrower was very happy and shared,

“Thank you for your help. I talk to a lot of franchisees across the country as they are looking to invest in this brand and when it comes to financing I will definitely recommend you sir.”


Whether it is a first store, a second store, or a line of credit for the 5th store and beyond, I have the resources, knowledge and expertise to get the franchise loan done.  I have closed over 100 franchise stores for brands like Firehouse Subs, Jimmy John’s, Ace Hardware, Papa Johns, Pizza Hut and many more.  If you are looking to buy or start a franchise of any type, give me a call 

$3.1 Million Cash-Out Refinance-only 52% occupied!

Where? Jackson, MS


Borrower had bought the property for $1.6 Million in 2011 with private money financing that WE provided!  He too the occupancy from a low of 16% when he bought it up to 52% but it was still much too low of an occupancy level to get conventional financing.  The cash flow was strong and the property appraised at $5 Million but no one was willing to lend to him with just a 50% occupancy except private money lenders and he was already with a private money lender.  But we got it done with an Alt-A lender that brought his interest rate from 12% interest only down to 7% fixed for 5 years with a 30 year amortization.  This gave him over a million dollars cash out and gave him time to keep getting the occupancy higher.  We closed the loan in 35 days start to finish.  When you have a property with less than 75% occupancy or you need to tap equity in a property, give me a call 

 Focus on Private / Bridge Money

We just closed a $1,035,000 private money loan to get a client some quick cash for an acquisition opportunity that had tremendous upside. One of the beautiful things about our fund is that you can use the cash out however you want.  While bridge money can be used for everything from buying vacant buildings and getting the rehab cash to fix it up and make big profits or paying off my good friends at the IRS, the focus of this tip is on the loan size, $1,035,000.

Up until recently, we kept all our loans between $100,000 and $1,000,000 but an infusion of cash and the opening of a second fund, is now allowing us to entertain deals ALL the way up to $2 Million. Most private money funds, flush with cash, still do not focus on deals under $2 million seeing them as too small and not worth the hassle. To us, a small fund, we treat these deals as critical loans-just as important to us as they are to the clients who need them. Having a team and a lender that actually WANTS to do your loan can make all the difference between approval and denial. We close loans…that’s what we do.

So whether you need to close quick to capture a foreclosed property, you need quick cash to get your business back on track or whatever the reason, our fund was created for you. The response time is quick and the results are closings! We closed two loans last week and are actively seeking to fund more.

If you need money to bridge a gap, if you need certainty of closing,give me a call 

Commercial Capital Limited