Select Commercial Nor Providing Small Business Property Loans To Owners Who Own Their Own Properties

Select Commercial is now providing small business property loans to owners who own their own properties.  Many small business owners find that they have trouble obtaining traditional bank loans due to their company’s size, specialized property type, credit rating, or difficulty producing tax returns.  In addition, if you are starting up a new business or expanding an existing business, it may be possible for us to use projection based income in order to qualify.  Traditional banks can’t match the ability we have to “stretch the guidelines” to help your business grow.  These loans have always been a large portion of our business.  We actively lend on gas stations, restaurants, hotels and motels, bed and breakfasts, laundromats, service stations, bowling alleys, movie theaters, golf courses, marinas, retail stores, independent groceries, franchises, auto repair, manufacturing plants, liquor stores, health clubs, self-storage, mini-storage, parking garages, campgrounds, recreational facilities, RV parks, and many other single purpose properties.  Let us help you start, purchase, refinance or grow your business!  Our minimum loan size is $750,000.

Select Commercial offers a very simplified application process with no upfront application fees and no processing fees. We will discuss you loan request with you during our initial phone conversation and have you provide some basic information about the property and the borrower. Written pre-approvals are generally provided within 24 hours with no absolutely cost or obligation. We always offer professional service with excellent rates and terms.

Select Commercial is focused on providing the best commercial mortgage financing solutions for each client’s needs. All details of the commercial mortgage lending process are meticulously managed from the beginning of the loan process to closing. We’ve worked hard to earn the reputation we’ve established with our clients and continue to look for ways to improve our service. We advise each individual client and try to find the perfect solution for his or her needs. How do we find the perfect solution?  We identify and screen lenders that best suit the needs of the client and ensure their ability to close on the terms provided.

About Our President, Stephen A. Sobin

Stephen A. Sobin is the President and Founder of Select Commercial Funding LLC.  Mr. Sobin has over 30 years’ experience in mortgage lending.  Mr. Sobin is the past president of the mortgage lending division of a federally chartered Federal Savings Bank. He founded Select Commercial to provide commercial mortgage advisory services to his clients nationwide.

Selectcommercial.com Funds $1,040,000 CA Apartment Building Loan

Selectcommercial.com announced on Thursday, February 6th, 2014, that it originated a $1,040,000 CA apartment building loan for the refinance of an apartment building located in Santa Cruz, CA.

About Select Commercial
Select Commercial offers a very simplified application process with no upfront application fees and no processing fees. We will discuss you loan request with you during our initial phone conversation and have you provide some basic information about the property and the borrower. Written pre-approvals are generally provided within 24 hours with no absolutely cost or obligation. We always offer professional service with excellent rates and terms.

Select Commercial is focused on providing the best commercial mortgage financing solutions for each client’s needs. All details of the commercial mortgage lending process are meticulously managed from the beginning of the loan process to closing. We’ve worked hard to earn the reputation we’ve established with our clients and continue to look for ways to improve our service. We advise each individual client and try to find the perfect solution for his or her needs. How do we find the perfect solution?  We identify and screen lenders that best suit the needs of the client and ensure their ability to close on the terms provided.

Here are some of the loan types Select Commercial can help you with:

  • Office Building Loans – multi-tenant or single tenant, owner occupied or investor
  • Retail Building Loans – shopping centers, retail strip centers, or individual stores
  • Industrial Property Loans – warehouses, distribution centers, manufacturing facilities
  • Bridge Loans – short term loans to overcome short term problems
  • Single/Special Use Loans – motels, gas stations, restaurants, etc.
  • Apartment Building Loans – garden apartments, high-rises, cooperatives, etc.
  • Investment Property Loans – any income producing property


About Our President, Stephen A. Sobin

Stephen A. Sobin is the President and Founder of Select Commercial Funding LLC.  Mr. Sobin has over 30 years’ experience in mortgage lending.  Mr. Sobin is the past president of the mortgage lending division of a federally chartered Federal Savings Bank. He founded Select Commercial to provide commercial mortgage advisory services to his clients nationwide.

It Looks Like 2014 Will Be Another Strong Year for TX Commercial Real Estate Loans

It looks like 2014 will be another strong year for TX commercial real estate loans. Texas continues to show strong growth for commercial real estate developers and investors.  “I think the market is amazing,” said Segal, CEO of Houston-based Boxer Property, which owns almost 6 million square feet of North Texas office space. “I hope to make many more acquisitions in the Dallas Fort Worth area in 2014, if the deals persist,” Segal says. “It’s getting harder all over the metroplex.”

Texas’ booming economy has pushed Dallas-Fort Worth’s commercial real estate market to the highest point in almost two decades.

Office, retail and industrial vacancies are below where they were at before the recession. “We’ve never been as positive about a year as we are about 2014,” said Denton Walker, Trammell Crow senior managing director. “We think 2014 will be a breakout year for us in retail, office and industrial real estate.”

Growth in North Texas seems to be almost a certainty, because nearly 3 million square feet of office real estate in Dallas-Fort Worth was obtained in 2013, according to Jones Lang LaSalle’s end-of-year research.

Dallas-Fort Worth had a net job growth of 96,000 positions year-over-year, which coupled with the lack of new construction in the market has led to a much healthier market, Daryl Mullin, senior vice president of Jones Lang LaSalle told the Dallas Business Journal.

Investors looking for Apartment Building Loans, Commercial Mortgages and Business Real Estate Loans should look no further than Select Commercial. They offer loan quotes within 24 hours with NO cost, NO obligation, and NO upfront application fees. They can be reached at 877-548-9454 or you can Click Here to fill out a free loan request.

Selectcommercial.com Funds $1,100,000 IN Commercial Mortgage Loan

Selectcommercial.com announced on Thursday, January 8th, 2014, a IN Commercial Mortgage Loan in the amount of $1,100,000 for a FedEx/Kinko’s property located in Indianapolis, Indiana. The borrower received a 10 year fixed rate loan and a 25 year term and amortization. This allowed the borrower to pay off a high rate loan and lock in a long term fixed rate.

About Select Commercial
Select Commercial offers a very simplified application process with no upfront application fees and no processing fees. We will discuss you loan request with you during our initial phone conversation and have you provide some basic information about the property and the borrower. Written pre-approvals are generally provided within 24 hours with no absolutely cost or obligation. We always offer professional service with excellent rates and terms.

Select Commercial is focused on providing the best commercial mortgage financing solutions for each client’s needs. All details of the commercial mortgage lending process are meticulously managed from the beginning of the loan process to closing. We’ve worked hard to earn the reputation we’ve established with our clients and continue to look for ways to improve our service. We advise each individual client and try to find the perfect solution for his or her needs. How do we find the perfect solution?  We identify and screen lenders that best suit the needs of the client and ensure their ability to close on the terms provided.

Here are some of the loan types Select Commercial can help you with:

  • Office Building Loans – multi-tenant or single tenant, owner occupied or investor
  • Retail Building Loans – shopping centers, retail strip centers, or individual stores
  • Industrial Property Loans – warehouses, distribution centers, manufacturing facilities
  • Bridge Loans – short term loans to overcome short term problems
  • Single/Special Use Loans – motels, gas stations, restaurants, etc.
  • Apartment Building Loans – garden apartments, high-rises, cooperatives, etc.
  • Investment Property Loans – any income producing property


About Our President, Stephen A. Sobin

Stephen A. Sobin is the President and Founder of Select Commercial Funding LLC.  Mr. Sobin has over 30 years’ experience in mortgage lending.  Mr. Sobin is the past president of the mortgage lending division of a federally chartered Federal Savings Bank. He founded Select Commercial to provide commercial mortgage advisory services to his clients nationwide.

 

Commercial Mortgage Rates on the Rise – Lock in Today

April 2nd, 2013

Reality Today reports commercial mortgage rates on the rise. With commercial mortgage rates on the rise, many business owners are looking to refinance. The good news is that mortgage rates are still near historic lows, but are on the rise. While Reality Today is referring to residential mortgage rates and not commercial mortgage rates, there is still a direct correlation between the two. According to the firm, the average rate for a 30 year fixed rate rose to 3.57% the week of March 28th, 2013. That is from 3.54% the week prior and from 3.31% in November, which was the lowest since 1971.

15 year rates climbed last week to 2.76% from 2.72% the week prior. The record low of 2.63% was reached in November.

While rates are off the lows of November 2012, they are still very attractive from a historical perspective. Also, with the S&P 500 reaching its all-time high, it appears the economy is getting back on track, pointing to rates going higher. So if you missed refinancing your commercial mortgage at these great rates, this may be your last chance before commercial mortgage rates continue their upward trend.

About Select Commercial
Select Commercial offers a very simplified application process with no upfront application fees and no processing fees. We will discuss you loan request with you during our initial phone conversation and have you provide some basic information about the property and the borrower. Written pre-approvals are generally provided within 24 hours with no absolutely cost or obligation. We always offer professional service with excellent rates and terms.

Select Commercial is focused on providing the best commercial mortgage financing solutions for each client’s needs. All details of the commercial mortgage lending process are meticulously managed from the beginning of the loan process to closing. We’ve worked hard to earn the reputation we’ve established with our clients and continue to look for ways to improve our service. We advise each individual client and try to find the perfect solution for his or her needs. How do we find the perfect solution?  We identify and screen lenders that best suit the needs of the client and ensure their ability to close on the terms provided.

Here are some of the loan types Select Commercial can help you with:

  • Office Building Loans – multi-tenant or single tenant, owner occupied or investor
  • Retail Building Loans – shopping centers, retail strip centers, or individual stores
  • Industrial Property Loans – warehouses, distribution centers, manufacturing facilities
  • Bridge Loans – short term loans to overcome short term problems
  • Single/Special Use Loans – motels, gas stations, restaurants, etc.
  • Apartment Building Loans – garden apartments, high-rises, cooperatives, etc.
  • Investment Property Loans – any income producing property


About Our President, Stephen A. Sobin

Stephen A. Sobin is the President and Founder of Select Commercial Funding LLC.  Mr. Sobin has over 30 years’ experience in mortgage lending.  Mr. Sobin is the past president of the mortgage lending division of a federally chartered Federal Savings Bank. He founded Select Commercial to provide commercial mortgage advisory services to his clients nationwide.

 

Selectcommercial.com Funds $750,000 MI Commercial Mortgage Loan Located in Fenton Michigan

Selectcommercial.com announced on Monday, August 20th, 2012, that it originated a $750,000 MI commercial mortgage loan for the refinance an Office Building located in Fenton, MI.

About Select Commercial
Select Commercial offers a very simplified application process with no upfront application fees and no processing fees. We will discuss you loan request with you during our initial phone conversation and have you provide some basic information about the property and the borrower. Written pre-approvals are generally provided within 24 hours with no absolutely cost or obligation. We always offer professional service with excellent rates and terms.

Select Commercial is focused on providing the best commercial mortgage financing solutions for each client’s needs. All details of the commercial mortgage lending process are meticulously managed from the beginning of the loan process to closing. We’ve worked hard to earn the reputation we’ve established with our clients and continue to look for ways to improve our service. We advise each individual client and try to find the perfect solution for his or her needs. How do we find the perfect solution?  We identify and screen lenders that best suit the needs of the client and ensure their ability to close on the terms provided.

Here are some of the loan types Select Commercial can help you with:

  • Office Building Loans – multi-tenant or single tenant, owner occupied or investor
  • Retail Building Loans – shopping centers, retail strip centers, or individual stores
  • Industrial Property Loans – warehouses, distribution centers, manufacturing facilities
  • Bridge Loans – short term loans to overcome short term problems
  • Single/Special Use Loans – motels, gas stations, restaurants, etc.
  • Apartment Building Loans – garden apartments, high-rises, cooperatives, etc.
  • Investment Property Loans – any income producing property


About Our President, Stephen A. Sobin

Stephen A. Sobin is the President and Founder of Select Commercial Funding LLC.  Mr. Sobin has over 30 years’ experience in mortgage lending.  Mr. Sobin is the past president of the mortgage lending division of a federally chartered Federal Savings Bank. He founded Select Commercial to provide commercial mortgage advisory services to his clients nationwide.

 

 

How to Qualify for the Best Commercial Mortgage Rate

I think it’s safe to say that anyone interested in securing a commercial mortgage loan wants to get the best commercial mortgage rate possible. However, you may be surprised to learn all the different factors that determine what rate you will receive on your commercial mortgage request. For many consumer loans, a lender will mainly look at your credit score. For example: if you’re buying a new car, the dealership will pull your credit and if your credit is excellent, you will most likely receive their lowest rate. When it comes to getting the lowest commercial mortgage rate available, there are many things considered.  Of course, the credit score of the borrower is also considered in securing a commercial mortgage loan and is very important. However, there are many other factors lenders consider, including:

  • Property location – Properties in large metropolitan areas are considered lower risk
  • Good quality tenants – A Domino’s Pizza tenant is considered better than a generic pizzeria
  • Do the majority of tenants have long term leases?
  • Is there a good history of stabilized occupancy?
  • Has lease turnover been kept to a minimum?
  • Is the property in good condition?
  • Lower leverage is better – Is your loan to value 80% or 50%?
  • How is borrower’s credit rating?
  • What is the borrower’s net worth?
  • What is the borrower’s cash liquidity?
  • Does the borrower have experience managing property?

As you can see from this list, there are many factors to be considered when it comes to determining what commercial mortgage rate is given.

Contacting a good commercial mortgage broker who deals with many different lenders can also help you get a good rate. A good commercial mortgage broker will deal with many active lenders, and will have many lenders to choose from, increasing the chances that they will have a lender that specializes in the type of loan that you need.  Selectcommercial.com has a large portfolio of lenders who specialize in the following types of loans:

  • Apartment Building Loans (up to 80%)
  • SBA Mortgage Loans (up to 90%)
  • Owner occupied business real estate loans (up to 90%)
  • Medical practice acquisition loans (up to 100%)
  • Commercial mortgage loans

 

Investing in Commercial Real Estate

Are you thinking of investing in commercial real estate? Are you looking for a solid return on your investment? If you answered yes to these questions, you may want to speak to a commercial mortgage broker. Why should you deal with a commercial mortgage broker?  With today’s market conditions, the loan approval process is getting tougher and tougher. Banks and other lenders are very selective in determining what types of investment properties they are willing to finance. By paying attention to which types of properties lenders are willing to finance and which they aren’t, you may be able to make better investment decisions.  Commercial mortgage lenders are constantly evaluating which types of properties to finance.  This valuable data may help you determine which type of investment property to consider.

Which types of loans are banks and other lenders are currently considering?  Apartment building loans are very popular right now. Due to the turmoil in the housing and employment markets, many people are choosing renting over buying. This is creating demand in the rental sector. Other favorable property types include:  anchored retail centers, medical office buildings, and other general purpose multi-tenanted properties.  In addition, lenders like business mortgage loans where the owner will occupy the property and use the property to operate his/her own business.

You may want to think twice before investing in any of these properties, as they are tough to finance:  vacant property, raw land, construction projects, or retail space without anchor tenants.  In addition, lenders do not want to finance projects with insufficient down payments.  Seller financing and no-down payment deals will not be considered in today’s market.  Lenders expect to see the borrower invest a significant amount of money before risking their investment capital.

To learn more about what commercial underwriters consider when evaluating a commercial loan request, please see What Do Commercial Mortgage Underwriters Look for?

What Do Commercial Mortgage Underwriters Look for?

What do commercial mortgage underwriters look for? The lending industry as a whole has changed quite a bit over the last five years. Commercial lending hasn’t been immune to the many changes affecting the industry. Below is a summary of what commercial lenders look for when deciding on approving a commercial mortgage loan or not.

The first thing a commercial lender will look at is the borrower. The borrower must have a good credit rating. A minimum FICO credit score of 680 is typically required. Lower scores may be acceptable on a case-by-case basis and with compensating factors. They must also have good liquidity and net worth. Minimum net worth should equal the loan amount. Minimum liquidity should equal six months worth of principal, interest, taxes and insurance. Situations where an owner is looking to pull cash out after a short period of ownership are highly scrutinized. A borrower must have vested equity in the project. 100% financing, and the like, are no longer available. Lastly, a borrower should have experience owning and managing properties similar to the property being mortgaged.

The lender will also look at the neighborhood of the property. The property should be located in an established or emerging market with a minimum population of 50,000. The area should not be undergoing any significant declines in population. Excessively rural areas will be highly scrutinized. Also the area should exhibit diverse employment and/or economic base. Finally, the property must be located near, and easily accessible to, major highways/freeways, employment sources and other demand generators.

What is the condition of the property? Lenders prefer newer construction. Older properties in good repair, or those that have undergone recent renovations, are acceptable. Commercial lenders are looking for the remaining useful life of the property to exceed the length of the amortization period. Also, the property should not require major repairs or suffer from deferred maintenance, unless satisfactory reserves are established. Of course the property should be free of any environmental hazards or risks.

A commercial lender will want to know the operating history of the property. The property should show strong operating performance with no material declines in revenue or net operating income over the past two years. The property’s occupancy should be at or above the local market’s average occupancy with no material declines over the past two years. Also, the tenant base should be diverse and creditworthy. Lastly, the property should not exhibit high vacancy rates or be subject to excessive tenant rollover in the short term.

Lenders will want to know if the property is in legal compliance. The property must conform to applicable zoning. Certificates of Occupancy must be obtained. The borrower must have all applicable licenses and permits for the intended use of the property.

While the guidelines for a commercial mortgage are stricter, there are lenders with money to lend. If you would like a quick no cost, no obligation quote, please visit SelectCommercial.com or call Stephen Sobin at 877-548-9454.

Who Are The Commercial Mortgage Lenders?

Commercial mortgage lenders have many sources of capital to choose from when placing a commercial mortgage request with a lender. Who are these lenders, and which is best for your particular needs?

Commercial Banks – Although commercial banks are still major commercial real estate lenders, the recent economic and market conditions have caused commercial banks to be much more conservative in their guidelines. Commercial banks have severely limited their geographic lending areas, cut back on loan to value ratios, and toughened up their credit criteria. In addition, commercial banks have cut back on their loan terms, preferring to keep their loan terms short – usually three to five years.

Local and Community Banks – Many local and community banks have stopped lending altogether due to the economic downturn. Those that are still lending are looking for “relationships” with their borrowers. They want to see deposits and other banking activity moved to their banks. Most do not want one-time transactions or one-time loans.

Agency Lenders – Fannie Mae and Freddie Mac are actively engaged in apartment building and multi-family lending for qualifying properties and strong borrowers. Borrowers seeking agency loans should have excellent credit, personal net worth, liquidity, and experience. The property should be in good condition with a solid rental history. Properties with high turnover, vacancy or deferred maintenance will not qualify.

Conduit Lenders – Wall Street lenders have traditionally been active with Commercial Mortgage Backed Securities (CMBS) loans. These loans, usually $3,000,000 and more, are more difficult to obtain in today’s market due to the volatility in the credit markets. Rates and underwriting requirements have been swinging wildly in this sector of the market.

Insurance Companies – Insurance companies have always provided low rate and long term loans on commercial real estate. These loans are underwritten conservatively (low loan to value ratios) and are offered on strong properties and to strong borrowers. Insurance company rates do not fluctuate with each and every move in the market as these loans are tied to the company’s internal cost of funds.

Credit Unions – Many credit unions are beginning to aggressively lend on commercial real estate. These lenders typically like deals close to home and like to establish relationships (they like deposits). They most often compete with the local and community banks in the area. These lenders weren’t very active in the past and don’t usually have any bad loans on their books at this time.

Private Lenders – Due to the uncertainties in the market, private lenders have stepped in to create access to capital for those borrowers unable to obtain conventional financing. These loans are usually short term and at rates considerably higher than conventional rates. These loans require less underwriting time and usually close within 30 days. Private lenders are more concerned with property value and potential cash flow than with borrower credit issues.

There is a lot of uncertainty and volatility in today’s lending market. The days of walking into your local bank and obtaining the loan you need (and that is best for you) are long gone. A good commercial mortgage broker who understands your needs and has access to all of the lenders described above is a necessity to get the best commercial mortgage rates and terms. He will be able to guide you through this process and help you obtain a commercial mortgage that meets your needs.

If we can help you, please visit www.selectcommercial.com or call Stephen Sobin at 516-596-8537.