Real Estate Investment Loans

Investment Real Estate Loans

For Mid-size Income Producing Properties

The loan program includes -

Loans from $200,000 - $5,000,000

Purchase, New Construction or Refinance

Up to 90% financing available

Terms up to 25 years

Fixed and Variable Rates Available

No Balloon payments

Submission Requirements

Initially, we'd like to receive either an e-mail with your Executive Summary attached, or a completed version of the on-line application found by CLICKING HERE.
If we feel the project is worth pursuing, be prepared to submit

THE FOLLOWING:

Completed Application & Tri Merge Credit Report
Three year Historical Property Income & Expense Statements
Current Rent Roll (within the last three months). Rent Roll should include the tenant names, square feet, start/end dates of lease, reimbursements, monthly rents, and vacancies
Digital Color photos
Current Financial Statement for each principal/guarantor (not required for initial quote)
Property management/development CV for each principal/guarantor (not required for initial quote)
Purchase Contract (if applicable & not required for initial quote)
Most recent two years Complete Corporate & Personal Tax Returns (not required for initial quote)

We work with national lenders and partners who provide value-added financing solutions for commercial real estate transactions nationwide, including interim, mezzanine, construction and permanent financing for both conforming and non-conforming borrowers and property types.

We have access to direct lenders and we are a correspondent for several institutional investors, banks and Wall Street investment firms that provides clients with a full-service approach to commercial financing. Our partners help us take each transaction from preliminary underwriting through to closing, to offer our clients the highest level of satisfaction and enable a smooth and seamless execution.

Intelligent Funding offers a multitude of programs designed to fit the needs of our borrowers. From income-producing properties to land loans, Intelligent Funding provides our clients with unparalleled expertise in structuring and executing even the most complex financing requests.

We offer clients a comprehensive approach to evaluating their project and financing needs, as well as to provide valuable advisory and market research services.

We pride ourselves in our ability to offer clients competitive pricing and expediently process almost any commercial real estate loan.

Multi-Family & Mobile Home Park Lending Program

We are a correspondent with an apartment lender providing comprehensive apartment financing programs to borrowers nationwide. Offering a unique mix of both portfolio and Fannie Mae apartment loans, we provide the most competitive apartment financing available to meet the individual and investment requirements of our clients. In addition to the program outlined below.

LOAN SIZE : $500,000 to $5,000,000

PROPERTY TYPE : Multi-family, Mixed-use (up to 25% Commercial), and Mobile Home Parks

LOAN TO VALUE : Up to 80% for Purchase and Rate & Term REFI. Up to 75% for Cash-out REFI

INTEREST RATES : Rates are fixed for 3, 5, 7 or 10 years. At expiration of the fixed rate period, rates are recast and adjustable every 6-months to the 6-month LIBOR plus a margin of 2.50%. There is an initial cap of 5%, a periodic cap of 1% and a lifetime cap of 6%. The floor rate is the initial rate minus 0.50%.

TERMS : 30-Year term/30 year amortization. Interest Only available for 3 or 5 years.

MEZZ FINANCING : Mezzanine financing is available subject to a 1.09x DSCR. Seller or subordinate financing is not allowed on the subject property but is allowable up to 10% of the purchase price on outside collateral.

DEBT SERVICE COVERAGE : 1.20x for 30-year Amortization
1.30x for Interest Only

LENDER POINTS : 1%

PRE-PAYMENT : 3-Year: 4%-2%-None
5-Year: 5%-4%-3%-2%-None
7-Year: 5%-5%-4%-3%-2%-1%-None
10-Year: 5%-5%-4%-4%-3%-2%-1%-1%-None

RECOURSE : Full Recourse at 70% LTV and higher
Limited Recourse (50% of loan amount) under 70% LTV
Non-Recourse under 50% LTV

ASSUMPTION : All loans are assumable for a 1% fee upon underwriting approval.

CREDIT SCORES : 600+ FICO

LENDER COSTS :Application Deposit of $4,500 to cover all third party report costs for Multi-Family.
Application Deposit of $6,500 to cover all third party costs for Mobile Home Parks.

TIME FRAME : 30-days to close from time of Rate Lock

Traditional Commercial Income Property Finance (BX):

Loan Purpose: Acquisition, refinance and construction of investment real estate.
Property Types: Office, retail (anchored and un-anchored), industrial/warehouse, multi-family, mixed use, single tenant (selected), new construction.
Loan Amount: Up to $5,000,000
Secondary financing is permitted on an exception basis.
Interest Rate: Variable over 30 day LIBOR, or fixed over comparable US Treasury.
Loan Term: Up to 30 year term.
Amortization: Fully amortizing to match loan term.
Assumability: Assumable for 1% fee with lender approval.
Prepayment Penalty: Two-year lockout, followed by declining scale.
Collateral: First mortgage on real estate.
Debt Coverage Ratio: 1.25X
Recourse: Full guarantee of all principals.
Loan to Value (LTV): * Up to 80% - for multi-family properties.
Loan to Price (LTP): * Up to 75% - for commercial, industrial, office and retail properties.