Loans Properly Structured

An important understanding when seeking loan capital is that “there is never a shortage loan funds/capital, only a shortage of properly structured transactions.” As so many borrowers lose hope of receiving the funding they need. They go from one lender or loan broker to another, looking for someone who has a magic wand – sorry to break the news, that does not exist. The good news, however, is that when properly structured, a solid loan transaction will reveal itself – many times not in the fashion you expected, but more than likely, an even better solution.. Therefore, we created this brief, but informative White Paper for our readers in an effort to save you the pain which comes from not being in the capital markets daily, as we are.We look forward to serving your capital needs for your new office, acquisition, expansion or refinance. Simply complete this short form [Inquiry] to set up a complimentary cash flow evaluation. 8 Things Small to Medium Size Businesses Should Know About Loans white-paper

Bank-Loan Turndown? Hard Money Isn’t the Only Option!

What do you do when you are declined for a commercial mortgage loan at a bank? This is a question most borrowers are going to face at one time or another, since there are many small-business owners who will not qualify for traditional financing.

It might seem that after a bank turns down a loan request, a borrower’s options are very limited. To some, hard money might appear to be the only alternative.

In fact, this isn’t the case. Although some borrowers and commercial borrowers are going to be limited to hard money loans because of poor credit, seasoning issues and a variety of other factors, there are plenty who can qualify for a mortgage that combines the characteristics of bank and hard money loans. It’s important for the borrower to seek competent help brokers to understand their options from a professional loan consultant.

Hard money defined (some lenders like to make it sound less onerous by calling it “private money lender”) 

Hard money loans are a type of asset-based financing through which you receive funds secured by a commercial property, generally at a high interest rate. These loans are typically interest-only products and tend to be short-term solutions — one or two years — with a balloon payment at the end.

Borrowers requiring a hard money loan often have experienced a distressed financial situation, such as a bankruptcy or foreclosure, which has damaged their credit. Interest rates are usually at least 12 percent and can often be much higher because lenders are taking on more risk with a hard money borrower’s situation. The other costs of a hard money loan also tend to be higher, with lenders charging as much as 10 points to close the deal. Many brokers prey on distressed borrowers.

Hard money loans aren’t cheap, but they do fill a void in the small-balance commercial mortgage market. So, it’s important to be able know what you will qualify and to select the right hard money lender.

When Hard Money Works

If your credit scores are particularly low, a hard money loan might be the only option. Hard money loans can be a way for borrowers in financial trouble to obtain the funds they need while reestablishing a positive payment history.

Seasoning issues also can keep a borrower from qualifying for a mortgage from a bank or some private lenders. Generally speaking, if you have owned a commercial property for less than two years, you will run into issues with seasoning. In this case, a hard money loan could be the right solution as these types of lenders usually don’t have seasoning requirements.

Borrowers who need a bridge loan and are planning to sell their property to pay it off also are potential candidates for hard money financing. Bank loans and some private-money mortgages are usually longer-term loans with prepayment penalties, so a hard money loan that can be paid off quickly without incurring additional fees may be the best fit.

Another case in which you may need a hard money loan is for a purchase-and-rehab property. Few banks are willing to provide financing to borrowers looking to rehabilitate small commercial properties, and even many nonconforming lenders shy away from these situations. If your borrower is looking to purchase a commercial property with the intent to fix it up and sell it, a hard money lender is going to be a good source for obtaining the necessary funds. Alternatively, as GPA Capital has, you might consider a Non-Bank Institutional Lender.

Finally, for some borrowers who need a commercial mortgage in a very short time frame, waiting for a bank loan to close simply isn’t an option. Commercial hard money lenders are known for closing deals quickly and, in the right situation, a borrower will think it’s worth the extra costs.

Hard money loans are a great option for some commercial borrowers. There are other options, however, for small-business owners who cannot qualify for bank loans but are looking for something relatively inexpensive and stable.

For the borrower between a bank and a hard money place, there’s another option: Pursuing the alternative.

Nonconforming commercial lenders with rates and terms in between those of banks and hard money lenders are a great option for many small-business owners looking to refinance or purchase a property. This niche is still relatively underserved, but there are lenders who are willing to work with non-bankable borrowers and their commercial mortgage broker to create long-term financing solutions that benefit all parties involved.

Your credit history is going to be an important factor. If your credit score disqualifies you for a bank loan but may not necessarily low enough to necessitate hard money financing, you could obtain an alternative nonconforming commercial mortgage. It’s also important to note why your score’s too low for bank financing. If your history has recent late mortgage payments, you’re likely only be able to obtain a hard money loan. Credit issues stemming from medical emergencies or financial problems unrelated to their business, however, are obstacles that some we can work with.

If you’re looking for long-term financing, a nonconforming commercial mortgage with the right lender is a great choice. For many borrower’s hard money loans, which require a fast exit strategy as the loans tend to balloon within two years, do not provide the longevity for positive, measured growth. For borrowers seeking a more secure and consistent financing option, an alternative small-balance commercial mortgage could be a good solution.

Commercial mortgages from nonconforming lenders also can function as an exit strategy for you if you currently have a hard money loan. Once you have reestablished a positive payment history and improved your credit, you’re more likely to qualify for one of these in-between loans with our services. Refinancing a hard money loan with an alternative small-balance commercial mortgage will put you on more secure financial footing.

• • •

Although there are some commercial borrowers who will require hard money financing, there are nonconforming lenders with alternative products that will be a better fit for some borrowers. Understanding our non-bankable borrowers and the type of commercial mortgage that suits their needs allows us to create a sound borrowing strategy for our clients.

The Lending Equation

Common Sense Commercial Loan Criteria

Character. This is demonstrated by credit and most recently, credit score. Have you paid your bills in the past? Judgements? Percent debt against credit lines greater than 30%?

Capacity to Repay. This refers to the actual ability of the borrower to repay the debt and how this will be done. This can be from the earnings from a business, cash flow from the investment property, or, the sale of the investment property. It could even be a forward commitment from a long-term lender in the case of the initial loan being short term.

Collateral. Collateral is what will be liquidated should the borrower not pay the loan when due. Note: the lender requires a margin above the loan amount to cover collection costs should it come to that.

Liquidity.  This is what the lender considers “Plan B”. In case the primary means of payback fails, you need at least “interest carry” in the bank until the situation is corrected. NOTE: this can also be satisfied in some cases by stable and substantial earnings of the borrow. Either from his/her “day job” or proven by historical tax returns where assuring the continuity.

“Skin in the deal”. The lender wants to make sure the borrower is taking great care of the collateral, doing everything possible to assure the project’s success. There is no better way assure this than the borrower’s hard cash investment in the project/property/collateral.

Conclusion: Whether a hard money loan, conventional, conforming loan, hybrid or alternate conforming loan, one or more of the above “always” come into pay. When the loan is reviewed by the lender, the transaction must make sense. Some new investors have been taught there is 100% hard money available. It does not fit into the equation since it costs 35% of the asset value to foreclose for non-payment. Thus, the maximum loan to value is 65%. Make sense?

If one of the above is weak, a strong “other” may compensate making for a loan approval, again, make sense?

Real estate portfolio benefits?

“Real estate cannot be lost or stolen, nor can it be carried away. Purchased with common sense, paid for [with properly leveraged funds], and managed with reasonable care, it is about the safest investment in the world.”  Franklin D. Roosevelt.  See GPA Capital/Investopedia Article

There is no better way to experience not only capital gains, but, long term stabilized income. Appreciation is an added benefit to this as well.

For this reason, as the economy is “heating up” GPA Capital has developed the tools you’ll need to take full advantage of these opportunities. See our website for useful tools including express loan applications.   Here is a guide to help you choose the right business loan, or, if you’re interest in investment, please give a call for a one-on-one.

Commercial Loans That Close

Now that you’ve printed out the GPA Capital 2019 Planner contained in our last blog, it’s time to get going. We’ve streamlined our website and focused on our “Core Business” of “Lending”. Please stay tuned for updates. We wanted to get the year started off right. We’ve aligned ourselves with wider and deeper Capital Partners. We’ve seen the results already; January was a banner month.

Loan application are easier and quicker for 2019. You can apply directly on-line for each of the three main products:

Free Real Estate and Business Lending Guide Download

  1. Express Real Estate Loan Application
  2. Express Investor Real Estate Loan Application
  3. Working Capital and Operational Loan Application

 

2019 Funding Prep

To help you map out your profitable 2019, GPA Capital designed an exclusive planner for our readers [Planner]. This includes a full range of what you need to become more profitable, expand, fulfill your capital needs. For the next two weeks we are offering a no-cost review to help you learn your option to maximize your cash flow.

For a confidential consult, hand-write (or type) your input on the attached planner and fax back to my private fax line 866-892-1167.

As always, thank you for your trust and confidence!

Owning your office has great advantages.

Additional revenue, say by providing Nerve Conduction Velocity (NCV) and/or Cardiac Studies in there practice, rather than referring out in one’s medical practice can easily provide the 10% down payment for an SBA loan. Owner occupied by 20% and 80% leased out – your rent is covered. Here’s a matrix with shows the details:

Description SF Lease/SF Gross Annual Lease Per MO
Current lease data 3,000 $15.00 $45,000 $3,750
Building Purchase 15,000
Owner Occupied 20.00% 3,000 $0
Tenants 80.00% 12,000 $15.00 $180,000 $15,000
Gross Income $180,000
Vacancy -10.00% ($1,500)
Expenses -25.00% ($45,000)
CADS $133,500
P&I PMT ($45,656)
Taxes & Insurance 3.00% ($15,750)
NOI $72,094
ROI (cash on cash) 137.32%

Working Capital, Patient Care: Nerve Conduction Velocity: Benefits and Detail

Summary: Many physician ask us about working capital and loans. In many cases, the solution is right in front of them. Below is a summary of NCV testing which provides both, enhanced patient care, assuring better outcomes and increased working capital for the medical practice.

Patient Benefits:

  • Convenience: Patient stays right within the comfort zone of your practice with familiar location and office.
  • Timely: Patient is scheduled for test in days (not months) so their pain can be addressed more quickly.
  • Friendly & professional testing technician: Our certified technicians are professional, and patient focused.
  • Rigorous report: Tests are read board-certified neurologist and provide an extensive report in 2-3 days.
  • Continuity of Care: As insurance guidelines dictate, the patient may be tested every 6 months while the condition being treated remains. Ongoing testing will allow doctors to track the progress of the complaint and/or treatment to determine if it is improving or worsening.
  • Therapy support: Reports verify and define the need for the treatment plan – including physical therapy.
  • Patient out-of-pocket: Given the number of patients on high-deductible plans combined with the fact that 40% of Americans are unable to cover an unexpected expense of $400 or more, co-pays and deductibles can be a major problem for many. Depending on the billing model chosen by the practice, the patient’s co-pay can be zero to minimal. (see page 2)

Physician Benefits:

  • Patient Care and Control: Physicians maintain supervision of patient care for better Continuity of Care.
  • Quickly confirm or alter your patient’s treatment plan as needed. Testing corroborates injuries and, therefore, confirms medical necessity. This validates your CPT code.
  • Extensive reports on patient so that treatment plans are defined or modified in a timely fashion.

 Practice Benefits:

  • Liability: Solid documentation to support treatment plans and verify patient outcomes and progress.
  • Revenue: Allows practice to capture more potential patient revenue which can result either in re-investment into the practice and/or net income to the shareholders.
  • Patient referrals: In-house diagnostics sets your practice above others. This positive patient experience leads to their referrals of other patients within their center of influence.

The Ugly Truth About Merchant Cash Advances

If your practice has either struggled financially in the past, or is struggling right now, you know the pressure is overwhelming. This leaves many doctors in a panic to take any deal available, including bad deals like a Merchant Cash Advance (MCA)*. To make things worse, once you’re in an MCA, you’re “un-bankable” to most other lenders until it’s paid off. Learn more about MCAs here.

We’ve had many doctors ask us if we can get them out of MCA’s that are putting a huge squeeze on their cash flow. Yes, we can!

GPA Capital will refinance your MCA (and other short term debts) into a long-term SBA Loan. But this is Step 2. Step 1 in the GPA Capital Plan is to first increase your Internal Capital Growth dramatically, allocating that revenue to pay off any MCA or other business/personal loans.

GPA Capital uses this reported income for those six months to qualify you for a long-term SBA loan. Apply Here so that we can get you out of this pressure and on the right track.

*On the average, Drs. receive 6 to 8 MCA solicitations/MO, yep and 24 hour funding to boot!

A “make sense” proposition!

Many healthcare providers that come to us for commercial loans find the revenue from implementing a new service like Range of Motion and Muscle Testing provides the income they need without a loan (under $100k). For larger loans, they find that by implementing this, they don’t use their Operating Capital for Debt Service. The service costs you and your patient nothing (you make $3-10k/mo based on frequency), improves your level of service, patient loyalty and improves outcomes.

Find out more here: ROM/Muscle Testing Handout

Click for “How to Get Started ROM/Muscle Testing Quick Start Guide”