Freddie Mac Small Balance Apartment Loan Program 

Acquisition and Refinance

  • Loan Amount:                           Min $750,000 to $7,000,000

  • Maximum Loan to Value:          75-80% (*1)

  • Rate:                                         3-4.5% Fixed (*2)

  • Term:                                         5, 7, or 10 Year Balloon

  • Amortization:                             30 Year

  • Transaction Costs: Capped at   $6,250 (*3)

  • Recourse:                                   None

  • Assumable:                                 Yes, with 1 point fee

Long term, fixed rate, non-recourse and assumable.

(*1)  Actual gross loan amount will be based lesser of LTV, 1:20-1:25 DSC and other considerations. All net loan proceeds must be used to retire current debts, pay financing costs and fund reserves, in addition to all hard and soft costs.

(*2)  Note rate depends on market conditions at time of rate lock.

(*3)  Budget costs will vary with each individual loan.  Includes borrower’s costs for legal, audit, survey, title, recording charges. Does not include title, escrows, lender’s legal counsel, and other borrower’s costs.  Transaction costs are normally reimbursed out of loan proceeds.  Initial set-asides are funded out of loan proceeds

HUD Multi-Family, Senior Housing, Nursing Homes, and Assisted Living  

Insured Loan Program

Acquisition or Refinance

  • Loan Amount:                            Min $2,500,000, no max

  • Maximum Loan to Value:           83.3-85.0% (*1), 80% cash out

  • Rate:                                          3.50% Fixed (*2) 

  • Term:                                          35 Years (No Balloon) 

  • Amortization:                              35 Year 

  • Transaction Costs:                     Other costs – Budget (*3) 

  • Recourse:                                   None 

  • Assumable:                                 Yes, with 1 point fee

Long term, fixed rate, no balloons, non-recourse and assumable.

(*1)  Actual gross loan amount will be based on 90% of appraised value as established by HUD.  All net loan proceeds must be used to retire current debts, pay financing costs and fund reserves, in addition to all hard and soft costs. Max LTV 80% for cash out refinance. Cash out not available for healthcare facilities. 

(*2)  Note rate depends on market conditions at time of rate lock.

(*3)  Budget costs will vary with each individual loan.  Includes borrower’s costs for legal, audit, survey, title, recording charges, lender’s legal counsel, etc.  Transaction costs are normally reimbursed out of loan proceeds.  Initial set-asides are funded out of loan proceeds.  Borrower must make annual contributions to reserves.  Borrower prepays one year’s mortgage insurance at closing.

New Construction or Substantial Rehabilitation

  • Loan Amount:                             Min $4,000,000, no max

  • Maximum Loan to Value:            85.0% (*1)

  • Rate:                                           3.75% Fixed (*2) 

  • Term:                                           40 Years (No Balloon) 

  • Amortization:                               40 Year 

  • Transaction Costs:                      Other costs – Budget (*3) 

  • Recourse:                                    None 

  • Assumable:                                  Yes, with 1 point fee

Provides both construction and permanent financing in one loan.

(*1)  Actual gross loan amount will be based on 90% of appraised value as established by HUD.  All net loan proceeds must be used to retire current debts, pay financing costs and fund reserves, in addition to all hard and soft costs.

(*2)  Note rate depends on market conditions at the time of rate lock.

(*3)  Budget costs will vary with each individual loan.  Includes borrower’s costs for legal, audit, survey, title, recording charges, lender’s legal counsel, etc.  Transaction costs are normally reimbursed out of loan proceeds.  Initial set-asides are funded out of loan proceeds.  Borrower must make annual contributions to reserves.  Borrower prepays one year’s mortgage insurance at closing.

Hotels, Shopping Centers, and Large Development Project 

Private Equity Commercial Loan Program 

Acquisition, Refinance, New Construction, or Substantial Rehabilitation

  • Loan Amount:                             Min $50,000,000 to $275,000,000

  • Maximum Loan to Value:            85-90% (*1)

  • Rate:                                           4-5.5% Fixed (*2)

  • Term:                                           5, 7, or 10 Year Balloon

  • Amortization:                               25 Year

  • Transaction Costs:                      $25,000+ (*3)

  • Recourse:                                    Full or None

  • Assumable:                                  No

Long term, fixed rate, non-recourse and assumable.

(*1)  Actual gross loan amount will be based lesser of LTV, 1:25-1:35 DSC and other considerations. All net loan proceeds must be used to retire current debts, pay financing costs and fund reserves, in addition to all hard and soft costs. Equity participation can increase max LTV to 95%.

(*2)  Note rate depends on market conditions at time of rate lock.

(*3)  Budget costs will vary with each individual loan.  Includes borrower’s costs for legal, audit, survey, title, recording charges. Does not include title, escrows, lender’s legal counsel, and other borrower’s costs.  Transaction costs are normally reimbursed out of loan proceeds. 

Blanket Loan for Scattered Site Single and Multi-Family Portfolios

Acquisition/Rehab Financing

  • Loan Amount                           $1M to $50Million

  • Interest Rates                          Starting 8%

  • Loan to Value                           Up to 80% of Cost

  • Debt Service Coverage           1:25 DSC Minimum

  • Term                                        12-24 Months

  • Closing Times                          3-4 Weeks

  • Recourse:                                 NONE

  • Assumable                               YES 

                                   

Portfolio Refinance w/Cash Out

  • Loan Amount                          $500K to $100Million

  • Interest Rates                         Starting at 5.75%

  • Loan to Value                          Up to 75% LTV

  • Debt Service Coverage          1:25 DSC Minimum

  • Term                                        5 or 10 Years

  • Closing Times                         4-6 Weeks

  • Recourse:                                NONE

  • Assumable                              YES  

Loan Cost:                                         1.5% under $3M, 1% over $3M

Appraisals                                          required for values over $250,000

BPO                                                   for values under $250,000 

Underwriting Cost                              $200/property for all due diligence

Lender Legal Costs                            5,000 ($2,000 for loan amounts under $1M)

Pre-Payments: 5 year is 4.5 years yield maint, 10 year is 9.5 years yield maint. 

Sell offs: Each property assigned a loan amount and is paid off at 120%.

Rents are considered stabilized upon reaching 90% occupancy

Portfolios must contain 6 or more properties. No maximum limit.

Loans above $5M we can substitute assets to avoid prepays 

Fixed rate, non-recourse, and assumable

(*1)  Actual gross loan amount will be based lesser of LTV, 1:35-1:25 DSC and other considerations. All net loan proceeds must be used to retire current debts, pay financing costs and fund reserves, in addition to all hard and soft costs.

(*2)  Rate depends on market conditions at time of rate lock.

(*3)  Budget costs will vary with each individual loan.  Includes borrower’s costs for legal, audit, survey, title, recording charges, lender’s legal counsel, etc.  Transaction costs are normally reimbursed out of loan proceeds.  Initial setasides are funded out of loan proceeds. 

Multi-Family “Fix and Flip” Small Apartment Loan Program 

Acquisition and Refinance Loans with Rehab/Value-Add cost included

  • Loan Amount:                                Min $250,000 to $5,000,000

  • Purchase Loan to Cost:                 80% (*1) includes Rehab costs

  • Refinance Loan to ARV:                70% (*1)

  • Cash Out Loan to ARV:                 55% (*1) w/o mortgage lien

  • Rate:                                              8.99-10.5% Fixed (*2)

  • Term:                                              24 months

  • Amortization:                                  Interest Only

  • Recourse:                                       Full

Fixed rate and No “As is” DSCR or occupancy requirements.

(*1)  Actual gross loan amount will be based lesser of LTC or ARV and other considerations. All net loan proceeds must be used to retire current debts, pay financing costs and fund reserves, in addition to all hard and soft costs.

(*2)  Note rate depends on market conditions at time of rate lock.

SBA 7(a) Business Loan Program 

Acquisition, Refinance, Renovation, Working Capital, Equipment & Inventory purchase

  • Loan Amount:                               Min $250,000 to $5,000,000

  • Loan to Value:                              150% (*1)

  • Rate:                                             Max Rate Prime plus 2.75% (*2)

  • Debt Service Coverage                1:20 DSC Minimum

  • Term:                                             up to 25 years

  • Amortization:                                 up to 25 years

  • Recourse:                                      Full

  • Owner Occupancy requirement     51% or more

  • Low Credit Minimum

  • Unrestricted Working Capital

  • Monthly Payments

  • Few Restricted Industries

  • Merchant Cash Advance Consolidations

  • Business Lines of Credit

  • Eligible Businesses Include (Non-Exclusive):
    >Medical Facilities: includes dentists, chiropractors, veterinarians, surgeons, physical therapists and other businesses serving the health needs of the community.
    >Automotive Repair/Sales: includes auto repair financing, and financing for auto auction properties, used car dealerships, lube stations and towing companies for self-employed investors in need of short-term or long-term capital.
    >Retail: includes financing for independent food markets, liquor stores, laundromats, restaurants, bars, drugstores, outlet centers, strip malls, single-tenant properties, regional enclosed & unenclosed properties, and many other retail business types.
    >Light Industrial: includes financing for warehouses, manufacturing facilities, and research and development properties. Eligible properties must be owner-occupied and can have multiple tenants.
    >Office: includes office building financing to properties such as medical offices, mid-rise offices, office-over-retail properties, single tenant properties, and office buildings for legal, architectural and engineering professionals.
    >Service Businesses: includes any businesses which provide a service rather than a tangible product to their customers. Businesses include day-care, assisted living, and self-storage facilities.

  • Eligible Use of Loan Proceeds Include (Non-Exclusive):
    >The purchase land or buildings, to cover new construction as well as expansion or conversion of existing facilities
    >The purchase of equipment, machinery, furniture, fixtures, supplies, or materials
    >Long-term working capital, including the payment of accounts payable and/or the purchase of inventory
    >Short-term working capital needs, including seasonal financing, contract performance, construction financing and export production
    >Financing against existing inventory and receivable under special conditions
    >The refinancing of existing business indebtedness that is not already structured with reasonable terms and conditions
    >To purchase an existing business

(*1)  Actual gross loan amount will be based lesser of LTV, 1:20-1:25 DSC and other considerations. All net loan proceeds must be used to retire current debts, pay financing costs and fund reserves, in addition to all hard and soft costs.

(*2)  Note rate depends on market conditions at time of rate lock.

Commercial Hard Money

We offer fast equity-based loans to borrowers who can’t qualify for a bank loan or who simply need capital fast. All loans are secured by commercial properties.
Multi-Family 5+ Units/Apartment Buildings, Office, Retail, Industrial, Mixed-Use, Self-Storage, Special Purpose, AG, Land. We will lend on all property types and all property conditions. All property locations will be reviewed.

  • Loan Amounts: $200,000 to $15,000,000

  • LTV: 65% for Refinance, 70% for Purchase

  • Interest Rate: 8.99-11.99%

  • Loan Term: 2-5yrs, Interest only or 40yr Amort.

  • Fast Closes: Average deal closes in 11 days  

  • NO FICO Score Requirements, Bad FICO Ok

  • NO Tax Returns, No Doc, Stated Options

  • NO Debt-to-Income Ratio Requirements

  • NO Debt Service Coverage Ratio Requirements

  • NO Financials, No 4506, All Property Uses

  • NO Red Tape “Make Sense Underwriting”

  • All 50 States are Considered

  • Self Employed Borrowers, Wage, No Doc

  • Stated Income Loans

  • Recent Foreclosure, Short Sale, or Bankruptcy Ok

  • Individuals, Trusts, Foreign Nationals, Corp LLC

  • 1st & 2nd Mortgages, Cross Collateral

  • Business Purpose and Commercial Use Only

  • No Seasoning Requirements Title or Funds

  • Purchase, Refinance, Cash-Out Equity, Mezzanine

  • Commercial & Industrial & AG/Land

Market conditions may cause loan programs, rates, and fees to change, fluctuate, or terminate therefore all information above is subject to change. Call us for current rates and the latest info. We also have other loan programs available therefore call us about your specific project and we can inform you as to how we can get it financed and funded.  

Apply Online

To start the quote process complete the Loan Request Form. You can also email your executive summary and proforma (3yr min) to: our email.