Five recent closings. Five situations the market said couldn't be done. One playbook: place the file with the lender it was actually built for.
Used Car Dealership in Opa-locka, FL: Cash-Out Refi That Killed the MCA Trap
Used car dealerships are not the easiest business type to finance. Most lenders won't touch the property type, and when you add a tough location into the mix, the door closes even faster. This borrower had real equity in the property but was being crushed by multiple merchant cash advances taking daily payments out of the operating account. Cash flow was disappearing and the clock was ticking.
Every other capital shop he called told him the only thing he could qualify for was another MCA, the same product strangling his business in the first place. We got him a real bank loan instead. Thanks to a relationship with a specialty bank in our network, we got it done: traditional structure, real terms, the cash-out refi paid off the MCAs, restored the operating account, and gave the business room to breathe.
Forman Capital Partners is a commercial capital advisory firm, not a direct lender. All financing is arranged through independent third-party lenders.
Equity Preserved. Foreclosure Stopped. 30-Year Fixed Delivered.
Every lender she called said the same thing: it was too late. The foreclosure had already run its course. She was past the redemption period, the court could swing the gavel at any moment, and the only offer on the table was a predatory one-year bridge at terms that would have buried her deeper than the foreclosure itself. She came to Forman Capital Partners doubtful, out of options, and ready to sign something out of desperation that would have done far more damage than good.
Forman Capital Partners did not wait. Our team pulled the court dockets, and our Partner and General Counsel tracked every filing and coordinated the legal timeline to ensure nothing was left to chance. We identified the exact date of sale and built the entire execution around a closing window that most firms would not have touched. Term sheet secured in 24 hours. Appraiser on-site in 48. The loan program required no income verification, no credit check, and no documentation whatsoever. What we delivered was not a band-aid. It was a traditional 30-year fixed mortgage at the most competitive terms available in the market, funded at 50% loan-to-value through a Fortune 500, publicly traded company. FCP secured expedited approval given the severity of the situation, and the appraisal was provided at no cost to the borrower as a direct result of our relationship with the institution.
The sale never reached the block. Her equity was preserved in full. And the predatory terms she was hours from accepting never touched her file.
Forman Capital Partners is a commercial capital advisory firm, not a direct lender. All financing is arranged through independent third-party lenders.
Miami 2-4 Unit: Cash-Out Refinance Closed in 10 Days
The owner of a 2-4 unit property in Miami wanted to pull cash out of the asset. Speed mattered, but what mattered more was getting competitive terms instead of being pushed into an expensive short-term product simply because the timeline was tight.
We placed it as a FlexTerm loan at roughly 55% LTV with no credit check and no income documentation, and minimal paperwork on the borrower's end. The appraisal was covered through our lender relationship, so there was no out-of-pocket cost to get the value established. Start to finish, it moved in 10 days.
The usual trade-off on no-doc financing is pricing. Speed and light documentation normally mean paying up on rate, or accepting a short-term product the borrower has to refinance out of a year later. Here the equity position did the work. At 55% loan to value there was real cushion sitting behind the loan, and that is what let us hold competitive terms rather than defaulting to the expensive fast option.
Owner-occupied and small multifamily cash-out is one of the cleanest uses of equity a property owner has, provided the structure does not quietly cost more than the cash is worth. That was the whole objective on this file. Real credit goes to the client, who had everything ready and responded the same day at every step, which is what makes a timeline like this possible at all.
Forman Capital Partners is a commercial capital advisory firm, not a direct lender. All financing is arranged through independent third-party lenders.
Miami Rental Property: $250,000 Cash-Out Refinance, Minimal Docs, Two-Week Turnaround
The owner of a Miami residential rental property wanted to access the equity that had built up in the asset. No sale, no new purchase, no complicated structure. A straightforward cash-out refinance on a property that was already performing.
We placed it as a $250,000 loan with a two-week turnaround on minimal documentation. The file qualified on the in-place rental income and a fresh appraisal. That is the underwriting story. The property carried the loan, so the borrower was not asked to produce a file that had nothing to do with how the deal would perform.
Clean deals like this get overcomplicated far too often. An owner with a performing rental and real equity walks into a bank and leaves with a document request list running to twenty items and a sixty-day timeline. The asset was never the problem. The process was. Matching the file to a lender who underwrites the property rather than the paperwork is what turned a two-month exercise into a two-week close.
Full credit to the client here, who was prompt with everything from the first request through to closing and trusted Forman Capital Partners to find the right desk. That responsiveness is exactly what makes a two-week timeline possible, and it is the difference between a deal that moves and a deal that drifts.
Forman Capital Partners is a commercial capital advisory firm, not a direct lender. All financing is arranged through independent third-party lenders.
I honestly don't know where to start. I was about 20 days from losing my house. My case was already past the redemption period and the sale was only 20 days away, which meant most lenders would not even look at it. I called one after another and the minute they heard how far along the foreclosure was, they were done. I was out of options and honestly out of hope.
I called Aren as a last ditch effort, and I still can't believe how fast he and his team turned the whole thing around. They pulled my exact court date directly from the court so we knew the real deadline, and Aren used it to buy me the time I needed. Karina helped negotiate the payoffs and uncovered things about my own property I never knew. What they secured was a real 30 year loan at a payment I can actually afford, and it let me keep the home that means so much to my family.
Aren has proven to me in a short time to be an absolute deal maker. His acumen and knowledge in a deal comes through loud and clear. He will be my Capital Partner going forward!
Heard about Aren through a family member referred to him on a commercial transaction. Within about a 3 hour window he had the situation diagnosed, the right lender identified, and a path forward laid out. He didn't try to force a product that didn't fit, he just got to the right answer fast. Already lined him up for my next investment property.
Our family runs a flower shop in Baldwin New York and we hit a wall with a balloon payment. Others we counted on dropped out at the last second. Aren had someone from his lender network on the phone with me before the day was over. That introduction got us across the finish line. Aren saved the business plain and simple.
I spoke with a lot of companies first, and most of them either overpromised or treated me like just another file. Aren and Karina were completely different. Honest about the process, realistic about timelines, and extremely responsive. They actually educated me throughout instead of just pushing paperwork.
As a small business owner, I originally reached out because I needed funding for inventory. What I ended up getting was so much more than just financing. They opened my eyes to how funding can be used strategically for real estate and acquiring assets.
I own a trucking business and needed funding fast to keep things moving. Aren and Karina connected me with the right people and kept me updated instead of leaving me guessing. In trucking, timing is everything, and he stayed on top of it from start to finish.
We had a really good experience working with Forman Capital Partners. They helped us complete a cash-out loan on one of our rental properties so we could free up capital to reinvest into the business. The process moved very quickly and communication was great. What I appreciated most was that they actually helped work through the different pieces of the closing instead of just sending over a list of requirements. They even helped us shop for insurance and make sure everything was in place to get the loan closed.
The first time I worked with Forman Capital Partners, I was in a pretty difficult situation and wasn't sure I would be able to find financing. Because the property is tied to a dealership, it wasn't an easy deal and most lenders didn't want to touch it. They took the time to understand my situation, connected me with one of their lending partners, and helped me get the loan done quickly. I've built up equity and would now like to pull some additional cash out, so here I am back for round two.
Forman Capital Partners was amazing to work with. They helped me cash out equity from one of my rental properties so I could use the funds to remodel another investment property. They found me a great DSCR loan with amazing rates and made the entire process easy from start to finish. I would absolutely work with them again and recommend Forman Capital Partners to any real estate investor looking for financing.
Two principals.
One standard.
No upfront fees. No retainers. No commission of any kind until the deal funds. That structure is deliberate. It is the reason a borrower can trust the advice they are getting, the reason the lender on the other end is the right one for that specific file, and the reason the work stays owned from intake to close instead of relayed down a chain that costs the borrower the one thing most deals cannot afford to spend: time.
The firm operates with direct private and institutional lender access on the debt side and a level of contract scrutiny most capital advisors do not bring to the table.
Asset Classes We Place.
Hotels & Hospitality
Flagged and independent hotels across every service tier. Select-service, limited-service and extended-stay, upper-midscale and upscale, full-service and resort, boutique and soft-brand, dual-flag and dual-brand, condotel and motel. Marriott, Hilton, Hyatt, IHG, Wyndham, Choice and Best Western systems, plus unflagged properties most desks will not look at. Hotel capital is not one market and we treat it as several. Ground-up construction, acquisition and bridge on an operating asset, PIP and renovation, franchise conversion and reflagging, adaptive reuse and hotel-to-multifamily conversion, FF&E and working capital, partner buyout, and takeout at certificate of occupancy before stabilization. Distressed and special situations including auction and court-ordered sale, receivership, discounted payoff, and vacant assets with no trailing performance. We underwrite off the STR comp set, feasibility, ADR and RevPAR against the submarket rather than borrower projections, franchise term and key money. Appetite here turns on brand, market size and loan size in ways nobody publishes. We track which desk is which so a file goes once.
Office & Mixed-Use
Class A, B and C office, medical and professional office, creative and flex office, suburban and CBD, single-tenant and multi-tenant, and mixed-use with residential, retail or hospitality components stacked in one building. Office is the hardest asset class in the market right now, which is exactly why lender selection decides the outcome. Acquisition, refinance, maturity takeout, cash-out, value-add and repositioning, tenant improvement and leasing commission capital, lease-up on vacancy, conversion to residential or storage, and note purchase where the debt trades below the building. Underwritten on weighted average lease term, tenant credit and rollover exposure, in-place versus market rent, leasing velocity and concession package, and cost to carry through stabilization rather than on a stale appraisal. Bank, credit union, CMBS, life company, debt fund and private balance sheet. Recourse, limited-recourse and non-recourse depending on leverage and story.
Ground-Up Construction & Development
Vertical construction, horizontal development and land-to-completion capital for multifamily, build-to-rent, townhome and condominium, hospitality, industrial, self-storage and mixed-use. Senior construction debt, completion financing where a prior lender fell out, subdivision and lot development through stabilization and sellout, adaptive reuse and conversion, and pre-development capital carrying a project through zoning, permitting and entitlement. High-leverage loan-to-cost with funded interest reserves, milestone draw mechanics, and completion and carry guaranty structures. Mezzanine or preferred equity to close a gap without giving away the deal. Draw administration handled by lenders who inspect rather than rubber-stamp. Construction minimums across the market run from a few million to forty-five, and knowing which desk starts where is the difference between a term sheet and a wasted month. If you control a site, have plans and a GC, and need the stack finished rather than replaced, that is the conversation.
Condo, Condo Development & Inventory
Condominium capital end to end rather than one slice of it. Ground-up condo construction and mid-rise and high-rise vertical, condo inventory and unsold-unit loans against remaining units in a completed building, bulk condo purchase and deconversion, condo conversion of apartment, hotel or office stock, and end-loan and presale takeout at certificate of occupancy. Condo is a lender-selection problem more than a credit problem: most desks are blocked by presale thresholds, warrantability, investor concentration, litigation or a reserve study, and the file dies on a box rather than on the deal. Also non-warrantable and single-unit condo financing, condotel, developer and sponsor recourse structures, mezzanine and preferred behind a senior construction loan, and completion capital on a stalled or partially built project. Underwritten on absorption and presale velocity, price per unit against the closed comp set, hard-cost contingency and GC strength, and a defined sellout or rental exit.
Industrial, Warehouse & Logistics
Bulk distribution and big-box warehouse, cross-dock and regional facilities, last-mile and infill logistics, parcel hubs and delivery stations, light and heavy manufacturing, flex and R&D, cold storage and food-grade processing, industrial outdoor storage, container and trailer yards, truck terminals, and multi-tenant business parks and small-bay industrial. Industrial is the asset class credit committees still want, and it is where our lender depth is greatest. Acquisition, refinance, cash-out, value-add and repositioning, lease-up and vacancy bridge, ground-up development, sale-leaseback for owner-operators, single-tenant credit industrial under corporate guarantee, and portfolio facilities under one blanket. Underwritten the way industrial actually trades: clear height, dock and drive-in ratio, trailer parking and land coverage, power capacity and heavy-up potential, column spacing, floor load, rail access and cold-chain build-out. $1,000,000 to $300,000,000 and above.
Healthcare & Senior Housing
Assisted living, memory care, independent living, skilled nursing and behavioral health, plus medical office and ambulatory surgery, dialysis and imaging, urgent care and dental. Acquisition, ground-up construction, bridge, lease-up and census ramp capital, bridge-to-HUD 232 takeout, HUD 232 and 223(f) permanent, operator transitions and license transfers, portfolio recapitalization, and working capital lines funded alongside the real estate for operators carrying an operating shortfall rather than a collateral problem. Operator-driven underwriting from lenders who read census, licensure and payor mix rather than square footage. Bridge facilities underwritten to a stressed agency exit, and structures that account for the ramp between opening and stabilized census. Skilled nursing and behavioral health carry licensure and payor risk most lenders will not underwrite, so the desk matters more here than the rate.
Multifamily & Apartment Financing
Garden, mid-rise, high-rise and podium communities, workforce and market-rate, affordable and LIHTC, student housing, senior and age-restricted, build-to-rent and single-family rental communities, scattered-site portfolios, and small-balance two-to-twenty-unit buildings most agency desks will not touch. The deepest lender market in commercial real estate, and we run every channel of it. Fannie Mae and Freddie Mac including small balance, HUD 221(d)(4) construction and 223(f) refinance at 35 and 40 year fixed, life company, CMBS, bank and credit union, and private balance sheet bridge from debt funds and institutional private credit. Acquisition, rate-and-term, cash-out, maturity takeout, value-add and heavy renovation, lease-up, bridge-to-agency and bridge-to-HUD, partner buyout, recapitalization, preferred equity and mezzanine, assumptions and supplementals, and portfolio facilities under one loan. Underwritten on trailing twelve and trailing three, loss to lease, economic occupancy, expense ratio against submarket and debt yield at exit. $500,000 to $300,000,000 and above.
Fix & Flip, Rehab & Investment Property
Fix and flip, rehab and resale, fix to rent, and investment property acquisition on 1-4 unit, condominium, townhome and small multifamily collateral. Purchase plus rehab in one loan, with up to 90 percent of purchase and 100 percent of renovation funded against completed work, and closings in two weeks on a clean file. Light cosmetic through full gut and down-to-studs, ADU and unit-count additions, condo conversion, and the construction-to-DSCR exit so the flip can become a hold without a second origination. Underwritten on after-repair value, the scope of work and the exit rather than tax returns and personal income. First-time investors placed at lower leverage rather than declined, experienced operators priced on track record and doors completed. Interest charged on drawn balance only, no prepayment penalty on the standard program, and no upfront fees. Business purpose only. Foreign national and non-US citizen borrowers welcome.
DSCR, Investor & Rental Portfolios
Single-family rentals, 1-4 unit properties, condominiums, townhomes and scattered-site portfolios held for investment. DSCR qualification off in-place or market rent with no tax returns and no personal income documentation, cash-out refinance to release trapped equity, fix and flip and fix to rent, ground-up residential construction, and blanket portfolio loans across multiple doors under one facility. Cross-collateral structures that reduce or eliminate cash at closing, and lenders who will lend to a first-time investor at lower leverage rather than declining outright. Short-term bridge on a property that will not yet qualify for a DSCR takeout, renovation holdbacks drawn against completed work, and 30-year fixed permanent debt on the exit. Business purpose only. Foreign national and non-US citizen borrowers welcome, with no US credit history required on the right structure.
Bridge, Hard Money & Transitional Debt
Straightforward low-leverage bridge on assets that need time rather than a story, and asset-based private capital where speed matters more than price. Acquisition bridge, refinance of a maturing loan, rate-and-term takeout, cash-out against stabilized collateral, bridge-to-agency, bridge-to-perm and bridge-to-sale, lease-up and stabilization capital, partner buyout, and bridge-to-bridge where the existing lender will not extend. This is the largest and deepest part of our lending network and the fastest execution we run. Interest-only through the term, interest reserves funded at closing so there is no monthly payment risk, and no prepayment penalty on the right structure. Twelve to thirty-six months with extensions. On the private side: approval driven by collateral value rather than credit scores or tax returns, no income verification, and closings in seven to twenty-one days from a complete file, or under a week where collateral is clean and title is current. Multifamily, office, retail, industrial, mixed-use, self-storage and hospitality. Non-recourse and limited-recourse available at conservative leverage.
Retail, Shopping Centers & Net Lease
Grocery-anchored and shadow-anchored centers, power and lifestyle centers, neighborhood and community strip, unanchored multi-tenant, single-tenant net lease and outparcels, high-street and mixed-use ground-floor retail. Retail is selective right now and the difference between a yes and a no is how the file is presented. Lenders want long-term anchors, below-market rents with upside on roll, or a clear value-add plan. We build to that standard. Acquisition, refinance, cash-out, repositioning and redevelopment, anchor backfill, pad site and outparcel development, adaptive reuse of dark boxes, and portfolio facilities. On the credit side: investment-grade and corporate-guaranteed single-tenant assets where the lease is the credit rather than the sponsor, including grocery boxes under national supermarket guarantees, pharmacy, QSR, auto service and dollar store. Credit tenant lease structures sized to the payment stream, sale-leaseback, blend-and-extend, lease buyout, ground lease and leasehold. Underwritten on occupancy cost ratio, rollover schedule, weighted average lease term, co-tenancy provisions and dark value. $500,000 to $300,000,000 and above.
Institutional & Large-Balance Execution
Senior secured whole loans, syndicated facilities and structured capital from $10,000,000 to $300,000,000 and above. Life company permanent, CMBS and conduit, agency at scale, institutional bridge and transitional, mezzanine and preferred equity, portfolio and note-level facilities, and construction at institutional size. This is the part of the market most advisory firms cannot reach and it is where our lender relationships are deepest. Direct access to debt funds, insurance company balance sheets and private credit platforms writing single-asset and portfolio checks community and regional lenders cannot touch, including desks with $15,000,000 and $25,000,000 minimums and construction floors from $35,000,000 to $45,000,000. We work directly with sponsors, owners and operating partners on institutional-quality collateral: grocery-anchored and credit-tenant retail, stabilized and value-add multifamily at scale, Class A and B office, bulk distribution and last-mile industrial, flagged hospitality portfolios, data centers, and single-tenant assets carrying investment-grade guarantees. Non-recourse, floating and fixed, with 30 to 60 day executions.
Mezzanine & Preferred Equity
Preferred equity, mezzanine debt and rescue capital for stalled or impaired projects. Gap capital behind a senior that will not reach, sponsor recapitalization without a sale, partner and preferred buyout, and restart capital where a construction lender fell out mid-project. Placed selectively with discretionary funds and family offices behind sponsors who have the deal but a broken stack. Structured as recorded subordinate debt, a pledge of membership interests, or equity inside the borrowing entity depending on what the senior lender will permit. Intercreditor negotiation handled up front rather than discovered at closing. Also within this desk: second mortgages and junior liens where the first will consent, and co-invest alongside a sponsor short on cash to close.
Agency, HUD, CMBS & Permanent Debt
Long-term fixed-rate capital on stabilized assets. Fannie Mae and Freddie Mac including small balance, HUD 221(d)(4) construction and 223(f) refinance at 35 and 40 year terms, HUD 232 and 232/223(f) for senior housing, CMBS and conduit, life company permanent, credit union and portfolio bank, and USDA where the property qualifies. The cheapest capital in the market, and the slowest to get wrong. Non-recourse with fixed rates, 25 to 40 year amortization, assumption and supplemental facilities, earn-outs on lease-up, and defeasance or yield maintenance analysis before you commit. Where a property will not yet qualify, we structure the bridge to that specific exit from day one so the takeout is not a second underwriting, and we run the agency and bridge conversations in parallel rather than in sequence. Rate lock mechanics, third-party report timing, and the sixty to ninety day cycle handled by people who have been through it rather than learning on your file. Multifamily, affordable and LIHTC, senior housing and skilled nursing, manufactured housing, student housing, and stabilized commercial. $1,000,000 to $500,000,000 and above.
Land, Development Sites & Small-Market
Development sites, raw and entitled land and finished lots, land banking and pre-development, entitlement and rezoning bridge, and horizontal development for grading, roads, water, sewer, dry utilities and lot delivery ahead of vertical. Land acquisition and refinance, cash-out against land held free and clear, and takeout of a maturing land loan. Development-site and small-market execution is where most of the market stops and we do not. Bridge in secondary and tertiary markets, rural multifamily and small-town apartment bridge, rural commercial and mixed-use, main street retail and office in towns under 50,000, and land notes secured by rural acreage. Many national lenders restrict to primary and secondary markets or hold population floors that rule out most of the country. We keep desks that do not, including balance-sheet lenders who underwrite the dirt and the exit rather than the census tract, USDA-eligible programs where the property qualifies, and private capital that will look at recreational, waterfront, conservation and assemblage acreage.
Agricultural, Farmland & Ranch Finance
Farmland, rural acreage, cropland and pasture, ranch land, orchards, citrus and vineyards, cattle and cow-calf operations, poultry and hobby farms, vacant land intended for farming, and recreational ground held for fishing and hunting. Rates as low as 7 percent on farmland with 30-year amortization and no prepayment penalties, up to 70 percent loan to value, minimum 680 credit, and closing in as little as two weeks, nationwide. That pricing comes through bank, life company and agricultural correspondent channels rather than private credit. Private bridge on the same ground runs 11 to 16 percent interest only for twelve to twenty-four months, so on a $4,500,000 farm loan the difference is roughly $200,000 to $350,000 a year, and the amortizing structure pays the balance down instead of renting the money. The trade is bank-style underwriting on global farm cash flow, a 680 credit floor, and sizing off the real estate rather than equipment or livestock. Two buckets. Land loans to buy or refinance the property itself, covering opportunity purchases, quick closings, new farm acquisition and expansion of existing farmland, for both full-time and part-time agricultural activity. And operating loans to fund the farm as a going concern, covering equipment, livestock, seed, feed and fertilizer, irrigation and barns, working capital, expansion costs and short lines of credit. USDA Business and Industry guaranteed lending for operations in communities of fifty thousand or fewer, and agricultural bridge where a bank exit, land sale or permanent farm mortgage is identified but not yet funded. Underwritten on global farm cash flow with loan interest added back and on third-party USPAP farmland appraisals, rather than on a single year of Schedule F. Texas, Ohio, Florida, Tennessee, Oklahoma, Arkansas, Idaho, Louisiana, Georgia, North Carolina, South Carolina, Alabama, Colorado, Missouri and nationwide.
Self-Storage, Specialty & Special Purpose
Climate-controlled and drive-up self-storage, single and multi-story facilities, boat and RV storage buildings, portable and container storage yards, records, wine and cold storage, and conversion of vacant retail, office or industrial into storage. Storage underwrites differently from any other asset class and most banks get it wrong. Acquisition, refinance, cash-out, expansion and phase two, value-add on a mismanaged facility, certificate of occupancy and lease-up bridge on a newly built facility with no operating history, and ground-up construction. Underwritten on unit mix and square foot allocation, physical versus economic occupancy, street rate versus in-place, delinquency and auction cadence, and three-mile trade area supply. Also within this desk: gas stations, c-stores and fuel centers with the environmental and UST diligence that stops most lenders, automotive dealerships and collision, car wash and auto service, restaurants and QSR, marina and waterfront with wet slips and submerged land leases, and franchise operating real estate.
SBA 7(a), 504 & Owner-User Financing
Owner-occupied commercial real estate, business acquisition, partner buyout, working capital, equipment, construction and debt refinance. We place SBA through a direct relationship with a top-five national SBA 7(a) lender holding Preferred Lender status that approves in-house. That matters more than the rate. A Preferred Lender underwrites and approves without sending the file out for SBA review, which is why a closing date holds. The 7(a) structure is why owner-users take it over a bank loan: up to $5,000,000 combining multiple assets or projects in one facility, so real estate, business acquisition, working capital and equipment fund together. Up to 100 percent financing, as little as 10 percent down, terms to 25 years, no balloon. Express to $150,000, a mid-tier product to $350,000, 7(a) from $350,000 to $5,000,000, 504 for larger owner-user projects, and USDA Business and Industry to $10,000,000 for rural properties. The filter to know first is occupancy. The business must occupy 51 percent of an existing building or 60 percent of new construction, so pure investment property does not qualify.
1031 Exchange & Reverse Exchange
Bridge capital sized to a 45-day identification and 180-day closing window. Reverse exchange financing where the replacement property must be acquired before the relinquished asset sells, improvement and build-to-suit exchanges, and parking arrangements through an exchange accommodation titleholder. Lenders who understand that an exchange deadline is not a preference and who close inside it, coordinated with your qualified intermediary and counsel from identification through closing. Also within this desk: transactional and same-day funding for simultaneous closings, and short-term capital that bridges a sale that has not yet funded. The failure mode on an exchange is almost never the property. It is a lender who quotes a thirty-day close and then discovers a title issue in week three.
Business, Equipment & Operating Company Capital
Capital for operating companies rather than only the real estate underneath them. Business acquisition and partner buyout, franchise roll-ups and multi-unit platforms across QSR, automotive services, healthcare and personal services for operators consolidating five to fifty-plus units, and expansion into new territories. Equipment financing for trucks, excavators, bulldozers, loaders, cranes, trailers and heavy machinery, new or used, with terms that keep the fleet moving and capital working. Asset-based revolvers and term loans, invoice factoring and accounts receivable finance, purchase order and pre-export finance sized to cost-to-perform, inventory borrowing bases, and working capital lines. Recurring-revenue and ARR-based facilities for SaaS and subscription businesses outside bank parameters, unitranche and second lien, and non-dilutive capital that does not touch the cap table. Specialty inventory lending secured by aging spirits and barrel programs where the collateral appreciates in barrel and cannot pay until it sells.
Cross-Border, Foreign National & Specialty Situations
Foreign national and non-US citizen borrowers with no US credit history, ITIN borrowers, offshore income and assets held outside the United States, and entity structures with non-resident ownership. Financed on the asset and the equity rather than a US credit file, with lenders who have done it repeatedly rather than treating it as an exception. Also within this desk: condominium inventory and unsold unit financing, condo deconversion, trade finance and letters of credit, cross-border collateral, and assets that do not fit a category anyone has written a program for. Where a deal is genuinely unusual, the work is not finding a rate. It is finding the one desk that has already underwritten something like it and will not spend three weeks deciding it cannot. That is most of what we do.
Foreclosure Bailout & Equity Rescue
Your property has equity and you are facing foreclosure. Notice of default recorded, lis pendens filed, judgment entered, inside or past the redemption period, or a sheriff sale already on the calendar. Our Partner and General Counsel works alongside Aren to pull the court docket, track the exact sale date, and coordinate every step under an expedited timeline. No income, no credit check, no documentation. Traditional 30-year fixed through Fortune 500, publicly traded companies. Also within this desk: discounted payoff negotiation and the financing behind it, maturity default and forbearance, loan workouts and special servicing, receivership, partition and estate-driven sales, and bankruptcy exits where the plan requires a takeout. Deadline-driven work where the answer has to arrive before a date on a court calendar rather than at the end of a normal underwriting cycle. Stop the auction and keep your equity.
Note-on-Note, Land Notes & Note Acquisition
Leverage against performing and non-performing mortgage paper. Note-on-note senior facilities to fund the purchase of a first mortgage, hypothecation lines against a note you already hold, collateral assignment of note, mortgage, judgment and enforcement rights, and financing behind a discounted payoff. Land notes and seller-financed land paper are a core focus. Contract for deed and land contract portfolios, seller carryback notes on raw and improved land, scattered-site note tapes across multiple counties, and rural land notes conventional desks will not touch. Borrow against the portfolio and keep the income stream, sell all or part of it outright, or structure a partial where you take cash today against a defined number of payments and keep the tail. Single-note transactions and portfolio facilities, including positions in receivership, post-judgment and mid-foreclosure. We work both sides of the trade with balance-sheet note buyers and hypothecation lenders using their own capital. Lenders who advance against note collateral are a genuinely short list, and we know which write at $1,000,000 and which only look above $20,000,000.
Bank Exits, Note Purchases & Stalled Projects
The situations that start with a letter from a bank. Non-renewal at maturity, a note called, a forbearance running out, a discounted payoff negotiated but not funded, or a special assets officer who wants the loan off the books this quarter. We place the capital that retires that debt and the capital that buys the note itself. Settlement payoffs and maturity takeouts, replacement debt for operating companies being pushed out by a bank, purchases of matured bank and CMBS loans at or near par where the new holder gives the borrower real time to lease, build out and refinance, and acquisition financing for buyers on the other side of that trade. Debtor-in-possession facilities from $250,000 to $15,000,000 for Chapter 11 debtors, pre-filing bridges that roll into a court-approved facility, exit financing on confirmation, and receivership and court-ordered sale funding. The other half of this desk is construction that stopped. Projects 65 to 99 percent complete where the lender quit funding, costs ran past budget, contractors filed liens, or a partner walked. Completion capital that retires the existing construction loan, funds the cost to complete with an interest reserve, clears the liens and carries the asset to certificate of occupancy and stabilization. Also condo inventory and sellout lines against finished unsold units, and land and predevelopment capital on a site that has to move before entitlements expire. Where the answer is not more debt, we place sale-leasebacks that convert owned real estate into cash while the operator stays in the building on a long-term lease. Underwritten on the asset, the equity and a defined exit, not on a clean credit file. Balance-sheet lenders, family offices, distressed credit funds and special-situation desks that price for speed, read a title report before the first call, and close inside a court calendar or a payoff deadline. $250,000 to $250,000,000 and above, nationwide.
International Factoring & Supply Chain Finance
Invoices, receivables and purchase orders where the customer sits outside the United States. Cross-border transactions between the United States, Mexico and Canada, funded by desks running active portfolios across dozens of countries, with funding in as little as 24 to 48 hours. International and domestic invoice factoring, accounts receivable financing, supply chain finance where the funder pays your suppliers directly and you repay after you sell, typically up to 90 days, purchase order funding ahead of an invoice, and asset-based lending against domestic and foreign receivables. Bilingual Spanish-language credit teams and more than two decades of cross-border underwriting history. Built for turnaround situations, rapid-growth companies and businesses carrying debtors outside the United States, where underwriting looks past the stumbling blocks that stop conventional institutions. Sized on the credit of your customer rather than your own balance sheet, for companies with annual sales from six hundred thousand to fifty million dollars. Manufacturers, distributors, food and beverage producers, exporters and importers across more than thirty industries. Construction and third-party medical receivables are not eligible. Miami, Houston, Dallas and the United States, Mexico and Canada trade corridors.
Energy, Renewables & Infrastructure
Acquisition and construction-to-perm financing for operating natural gas, biomass, hydro, cogeneration and combined-cycle facilities, underwritten on capacity payment contracts, PPAs and tolling structures by lenders who know the asset class. Utility-scale and C&I solar, BESS battery storage and wind, with ITC and PTC tax credit structures and PPA-backed project finance. DC fast charging networks, fleet electrification, hydrogen production, EV depot conversions and charging-as-a-service, with IRA-eligible project finance and equipment lease structures. Solar array acquisition, battery installation rollouts, EV fleet conversion and energy efficiency capex through equipment finance, sale-leaseback and project-level debt for operators, EPCs and asset owners. C-PACE assessments where state legislation allows and project size supports it, used to take equity out of a new build at better pricing than the senior.