Frequently asked questions

Our process follows four structured stages: Discovery (we review your transaction, objectives, and financials), Capital Structuring (we engineer the optimal loan structure and identify target lenders), Market Sourcing (we present your deal to selected lenders and negotiate terms), and Closing (we coordinate due diligence, appraisal, legal, and funding). Throughout, you work directly with senior team members — not a call center.

We represent borrowers exclusively. We do not lend our own capital or act as a lender's agent. Our fiduciary obligation is to you — the borrower — ensuring we negotiate the most favorable terms on your behalf, not the lender's.

For an initial review, we typically request a brief overview of the transaction: property type, location, acquisition or refinance, estimated value or purchase price, current or projected NOI, loan amount sought, and your timeline. From there, we'll request supporting documentation such as rent rolls, operating statements, and property photos as needed to present the deal to lenders.

Absolutely. All inquiries are held in strict confidence. We represent borrowers — not lenders — and your information is never shared with any lender or third party without your explicit consent. We only present your deal to specific lenders once you've approved the shortlist and authorized us to proceed.

Timelines vary by loan type and complexity. Bridge loans and conventional loans typically close in 30–45 days. Agency (Fannie Mae / Freddie Mac) loans generally take 45–75 days. HUD/FHA-insured loans require the most time — often 90–150 days — due to government underwriting and approval requirements. Construction loans typically take 45–60 days. We'll give you a realistic timeline assessment during our initial conversation.

For straightforward bridge loans on stabilized assets with clean title and existing appraisals, we have closed transactions in as little as 2–3 weeks. Speed depends on borrower responsiveness, property condition, title clarity, and lender capacity. If you have a time-sensitive transaction, call us directly at 845-720-9300 so we can mobilize immediately.

We respond to all inquiries within 24 hours, often the same business day. For time-sensitive transactions, we recommend calling 845-720-9300 directly for immediate attention.

We structure loans from approximately $1 million to $100 million and above. Most of our transactions fall in the $2 million to $30 million range. If your loan is outside these parameters, we still encourage you to reach out — we evaluate each transaction on its own merits.

Most commercial lenders require a minimum Debt Service Coverage Ratio (DSCR) of 1.25x, though agency and HUD loans may require 1.30x or higher. Loan-to-Value (LTV) typically ranges from 65%–75% for conventional loans, up to 80% for agency multifamily, and up to 90% for HUD/FHA programs. Use our calculators to estimate your DSCR and max loan amount before applying.

Common closing requirements include: personal and entity financial statements, property rent rolls (if income-producing), trailing 12-month operating statements, year-end financials for the past 2–3 years, property condition reports or Phase I environmental (if applicable), title commitment, survey, and appraisal. We provide a customized checklist once your loan structure is defined, and we coordinate the entire closing process on your behalf.

Requirements vary significantly by lender and loan program. Conventional bank loans typically require strong borrower credit and net worth. Bridge and debt fund lenders place more emphasis on the asset's value and exit strategy than on borrower credit. Agency and HUD loans have specific net worth, liquidity, and experience requirements. We match you to lenders whose requirements align with your profile.

Closing costs generally include lender origination points (typically 0.5%–2% of the loan amount), appraisal and environmental reports ($3,000–$15,000 depending on property type), title insurance, legal fees, and lender application or review fees. Some programs also carry guarantee or mortgage insurance premiums. We provide a detailed cost estimate for each loan option before you commit, so there are no surprises.

We are compensated through a success-based arrangement — we earn our fee when your loan closes. The specific structure is discussed and agreed upon during our initial consultation. There are no upfront fees for our advisory services, and all terms are documented transparently before any lender engagement begins.