Commercial

Real Estate Loans

First Guaranty Funding has the right
commercial real estate loan for your situation.

Our sole purpose is to fund loans. More specifically, we exist to fill the gap where lending restraints have left many qualified applicants without access to funding. Our custom oriented underwriting approach allows us to not only focus on the numbers but on the entire applicant situation in order to provide an innovative financing structure that meets their needs. We get the job done in days!

Program highlights to consider

Eligible Property Types


• Office Buildings • Apartment Buildings • Mixed-Use • Medical/Dental Facilities • Warehouses • Restaurants/Bar/Club • Industrial- Light/Heavy • Commercial Condos • Condo Projects • Retail/Single/Multi/Centers/Stores • Gas Stations/Auto Centers Flag or No Flag • Hotels/B&B/Motels Flag or No flag • Agricultural • Manufacturing Facilities • Auto Facilities • Leisure & Gaming • Land- Rural/Urban • Owner Occupied Business • Single Tenant Buildings • Non-permitted Structures • Self Storage/Mixed Buildings • Mobile Home Parks/RV Parks/Parking Lots- All Types • Special Purpose, Funeral, Sport Facility




Eligible Types of Borrowers


• Owner, Non Owner Occupied or Investment
• Sole Proprietorship, LLC or Corporation
• Foreign Nationals
• Visa, Green Card, or None
• Borrowers in Bankruptcy
• Borrowers in Foreclosure or Bailouts
• Owned by Sole Proprietorship, LLC or Corporation
• Borrowers in Probate/Trust • Trust, Living Trust, Non Revoke • Attorney in Fact




Eligible Types of Loans


• Owner User, Non Owner Occupied or Investment
• Purchase Money
• Refinance
• Cash out (No Cap)
• Property Listed for Sale
• Foreclosure/Bankruptcy Bailouts
• Mezzanine Debt/2nd- Purchase
• Properties in Probate/Trust
• Mezzanine Debt/2nd- Refinance/Cash Out
• Purchase Plus Construction • Purchase Plus Rehab
• Refinance Cash Out Plus Construction
• Refinance Cash Out Plus Rehab




Private Money Program- Asset Based Lending


• LTV (Loan to Value) up to 70% (75-80% ltv case-by-case)
• Loan Term: 1, 2, 3, 5, and 7 years
• Interest Only or Amortized Over 30 or 40 Years
• Interest Rates: 7.99% to 10.99% Risk Base Pricing
• No Prepay Penalties Option
• Cross Collateralize for Maximum Loan Amounts
• Not Fico Based, Bad Fico or No Fico OK
• DSCR: NO Minimum Debt Service Ratio
• Sole Proprietorship, LLC or Corporation
• No Occupancy Minimum/Vacancy OK
• No Upfront Fees Ever!
• Low Pricing Available/Risk-Based Pricing • Stated Income/Siva/No Doc
• As-is Prime, After Repair Value Allowed/Future Value OK/No Reserves Needed
• No title seasoning/Next Day Value Ok/Non Recourse Option • BK Chapter 7,11,13 OK/Debtor in Possession Program • No Net Worth or Liquidity Requirements • No Appraisal Needed Program, Old Appraisal OK Desk Review ​• No Min or Max Loan Amounts/Interest Only Option • Up to 100% CLTV Allowed (combined loan to value) • Close Loan in 7 Days




Bridge Money Program- Asset Based Lending


• LTV (Loan to Value) up to 80%
• Loan Term: 6 months or 1 Year
• Interest Only Option • Interest Rates: 9.99% to 11.50% Risk Based
• No Pre-Payment Penalty
• Cross Collateralize for Maximum Loan Amount
• Low Point Options Low Fees
• No Doc, Stated Program
• No Upfront Fees Ever!
• Not Fico Based, No Fico, No Citizenship Needed, TIN OK • Appraisals Need To Be Approved, Desk or Field Review Needed
• No Reserves Needed No Cltv Option
• No Title Seasoning Needed • No BK or Foreclosures Last 12 Months • Down Payment No Seasoning or Gift OK No Liquidity Requirements • Close Loan 5-7 Days




ALT-A Commerical Program Lending


• LTV (Loan to Value) up to 80%
• Loan Term: 3, 5, 7, 10, 15, 20, 25, 30 and 40 years
• Amortized Over 15, 25, 30 or 40 Years • Interest Rates: 3.625% to 6.37% P&I Rates Change Daily- Market Conditions
• Pre-Payment Penalty 3 Years or 5 Years/Step Down or Yield Maintenance
• No Cross Collateralize
• All Fico Based Criteria Levels • Level 1: 720+ Fico 80% Max Ltv Purchase, 75% Max Ltv Refinance, Min DSCR 1.20, 85% Ltv Min DSCR 1.35 • Level 2: 680+ Fico 75% Max Ltv Purchase, 70% Max Ltv Refinance, Min DSCR 1.20, 80% Ltv Min DSCR 1.35 • Level 3: 660+ Fico 70% Max Ltv Purchase, 65% Max Ltv Refinance, Min DSCR 1.20, 75% Ltv Min DSCR 1.35 • Level 4: 620+ Fico 65% Max Ltv Purchase, 60% Max Ltv Refinance, Min DSCR 1.20
• Pricing Based on 6 month Libor Plus Arm Margin Starting at 1.825. Floor equal to intial rate
• Non Recourse plus 1.5 to Margin
• Vacancy Max 15%
• No Upfront Fees Ever!
• Par Pricing Available/Credit and Building DSCR-Based Pricing • Full Doc Underwriting, Borrower Tax Returns, Building Full Financial Package, Full Appraisal and Reports
• Reserves Needed
• 6 Month Title Seasoning • No BK or Foreclosures 5 YearsChapter • Net Worth and Liquidity Requirements • Close Loan in 30-40 Days




Alternative Portfolio Commerical Program- Light Doc/Soft Money


• LTV up to 65%
• Loan Term: 3, 4 or 5 Years
• Amortized Over 30 Years • Interest Rates: 6.875% to 7.99% P&I
• Pre-Payment Penalty 3 Years or 5 Years/Step Down or Yield Maintenance
• Cross Collateralize for Maximum Loan Amounts • All Programs: Alt 1,2 or 3 Focus On The Building Financial Package and Strength, Not The Borrower- Light Doc Building Only • Program Alt-1: 640+ Fico 65% Max Ltv Purchase, 65% Max Ltv Refinance, Min DSCR 1.20, 70% Ltv Min DSCR 1.25 • Program Alt-2: 600+ Fico 60% Max Ltv Purchase, 60% Max Ltv Refinance, Min DSCR 1.20, 65% Ltv Min DSCR 1.25 • Program Alt-3: 560+ Fico 55% Max Ltv Purchase, 50% Max Ltv Refinance, Min DSCR 1.25
• Full Recourse Only
• Vacancy Max 30%
• No Upfront Fees Ever!
• Par Pricing Available/Building Based Pricing • Full Doc Building Underwriting, Building Full Financial Package, Old Appraisals OK, Desk or Field Review Needed
• Light Reserves Needed
• No Title Seasoning Needed • No BK or Foreclosures 3 Years • Light Net Worth and Liquidity Requirements • Close Loan 20-23 Days




SBA Turn Down Commerical Program- Owner User Subprime Program


• LTV up to 65%
• Loan Term: 3 or 5 Years
• Amortized Over 25 or 30 Years • Interest Rates: 7.75% to 8.875% P&I
• Pre-Payment Penalty 3 Years or 5 Years/Step Down or Yield Maintenance • All Programs: Alt-User1, Alt-User2 and Alt-User3 Focus On The Building Financials • The Owner User But Not Fico Or Building Occupancy % • Owner User Needs to Only Occupy 35% of Building, Minimum Qualifying DSCR 1.1 ​• Program Alt-USER1: 660+ Fico 65% Max Ltv Purchase, 65% Max Ltv Refinance, Min DSCR 1.1, 70% Ltv Min DSCR 1.20, • Program Alt-USER2: 600+ Fico 60% Max Ltv Purchase, 60% Max Ltv Refinance, Min DSCR 1.1, 65% Ltv Min DSCR 1.20 • Program Alt-USER3: 560+ Fico 55% Max Ltv Purchase, 50% Max Ltv Refinance, Min DSCR 1.1
• Full Recourse Only
• Vacancy Max 20%
• No Upfront Fees Ever!
• Par Pricing Available/Program Based Pricing • Full Doc Building Underwriting, Building Full Financial Package, Owner User Business Underwriting
• Light Reserves Needed • No BK or Foreclosures 3 Years • No Net Worth and Liquidity Requirements • Close Loan 25-30 Days




SBA 7(a) Commerical Loan & USDA Loan Program- Government Program


SBA 7(a) • LTV max 80%
• Loan Term: 15, 20 or 25 Years • Loan Size: $500k-$5 million • Interest Rates: Quarterly Variable Prime Plus 2.75%
• Pre-Payment Penalty 3 Years or 5 Years/Step Down or Yield Maintenance • Minimum Fico 660
• Minimum DSCR 1.25
• No Upfront Fees Ever!
• Program Based Pricing • Properties must be 51% owner-occupied and operated. • Borrowers must have adequate cash flow to cover debt levels and acceptable credit history.
• Light Reserves Needed • No BK or Foreclosures 5 Years • Full Doc • Close Loan 90-120 Days USDA • LTV max 80%
• Loan Term: 15, 20, 25 or 30 Years • Loan Size: $500k-$5 million • Interest Rates: Quarterly Variable Prime Plus 2.75% But May Change State by State
• Pre-Payment Penalty 5 Years Yield Maintenance • Minimum Fico 660
• Minimum DSCR 1.25
• No Upfront Fees Ever!
• Program Based Pricing • Must meet USDA eligibility criteria for rural business location. • Program is available for properties located in most towns with populations under 50,000.
• Light Reserves Needed • No BK or Foreclosures 5 Years • Full Doc • Close Loan 90-120 Days




**What is DSCR?


DSCR or Debt-Service Coverage-Ratio is a calculation using the income property's annual Net Operating Income or NOI and then divided by the loan's annual debt service to formulate a ratio. Many of our programs require no minimum DSCR. Example if a property has a NOI of $25,000 and the loan has a debt service of $20,000, the DCR would be 1.25. Ex. 25,000 / 20,000 = 1.25 DCR = 1.25





GETTING STARTED IS SIMPLE

NO COST TO APPLY, NO SURPRISES.

Your personal representative is here to help answer your questions or start your application. Call us Monday through Friday, 9 a.m. ‑ 8 p.m. ET at 1-866-606-0021, or apply online.

Contact Us

First Guaranty Funding, LLC

1779 So. Pinellas Ave, Suite 400

Tarpon Springs, Fl 34689

phone (888) 606 0021

email   info@FGFunding.com

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First Guaranty Funding, LLC | Copyright 2016-2020 | Disclaimer:  Not an SBA lender