It is estimated that $300 billion worth of commercial real estate loans needs to be refinanced each year until 2015. The struggling market is especially reflected in the hotel industry. The delinquency rate on CMBS lodging loans 30 days or more past due is 14.6%, or 21% of all delinquencies across property types. This represents $13.3 billion in delinquent hotel loans. In addition there are another $4.4 billion in lodging loans that are in special servicing programs.The economic pressures in the hotel and lodging industry are experiencing stem from the slowdown in tourism. Consumers are traveling and spending less these days, which is having a direct negative impact on the revenue streams for resorts, hotels, and motels. As unemployment levels seem to be ever increasing the future of the travel and tourism industry are on a steady slope downwards.Unflagged (independently owned) hotels are having even more difficulty. Many lenders do not lend as willingly to unflagged hotels as they do to franchise hotels. The inability for hoteliers to refinance for liquidity, or in anticipation of balloon payments poses a threat to the stability of the economy. A commercial loan restructure may be the only option.Hotels must deal with this dilemma head on. Revenue streams are falling but fixed costs and mortgage loans payments still need to be paid. Cred Advise, Inc. offers programs to address at risk and troubled assets. Cred Advise has successfully restructured hundreds of commercial loans.By restructuring mortgage notes hotels can hedge against lower monthly incomes. Cred Advise gives hotels and other lodging facilities the opportunity to apportion costs and become profitable again. Through commercial loan restructuring programs lodging establishments have an opportunity to be brought current on arrears payments as well as lower interest rates to reduce monthly mortgage payments.The forecasted economic trends predict a slow down in the world economy for the next several years. Whether a hotel is in default of its mortgage now or not, planning for the future is a must. The demand for commercial loan restructuring is a relatively new phenomenon so if you are seeking help from a professional, be sure to work an experienced firm. Cred Advise, Inc. can help create a plan for financial stability going forward.For more information on commercial loan restructuring for hotels and lodging, or any other financial service please visit http://www.CredAdvise.comFor media inquiries contact Michael Carbonara at [email protected]
This question came from Kiho Kim in Anaheim, California and, surprisingly, doesn’t have a straightforward answer. When someone asks me that question, I know that they’re probably focused on one thing: The loan with the lowest interest rate. Unfortunately, in commercial real estate, this approach can end up costing you a lot of money.When you get involved in commercial real estate, you become involved in a more sophisticated method of investing your money. Commercial real estate and commercial real estate loans have a lot of “moving parts” and the approach that commercial lenders take is far different from those in residential lending. When considering financing on a piece of investment property, you have to approach the process with “commercial mortgage planning” in mind.What is commercial mortgage planning? It’s a process in which all aspects of the loan are considered in the context of the commercial real estate investor’s current portfolio, future portfolio goals, style of investment, and cash flow needs. Let’s see how this works in a practical example and then use that example to further answer the original question in the first paragraph.Which is the best loan? A 3/1 ARM with a declining 3 year pre-payment penalty of 3%-2%-1%, a rate of 6.75%, a full amortization of 30 years, and a margin of 2.50% over 6 Month LIBOR, or a 10 year fixed rate loan due in 10 years, with a 30 year amortization, at a rate of 5.9%, with a Yield Maintenance prepayment penalty until 9.75 years have passed?On the face of it, the 30 due in 10 is almost a full percentage point less in rate! No brainer, right? Let’s fill in a few more details and see if this analysis stands.The investor contemplating the loan is an active real estate investor who purchases properties that have vacancies or month to month tenants that are slightly run down and in need of upgrades. He holds properties until re-tenanted, renovated, and then sells them to generate cash for new purchases in a 1031 Exchange to preserve his buying power.In light of this information, the 30 due in 10 would be a terrible loan. It’s likely that such an investor would be ready to sell the property in the 3rd year to take advantage of the 1031 Exchange holding period and provide a stabilized leasing history to a new buyer. He’d only face a 1% pre-payment penalty using the 3/1 ARM, something he could easily factor into his “costs.” The fixed rate loan with its Yield Maintenance pre-payment penalty could literally cost him hundreds of thousands of dollars, depending upon market conditions, when he goes to sell the property. In fact, it would likely contain a “lock out” clause completely preventing a payoff for up to 4 years. That loan would have to be assumed by the new buyer and the difference made up in cash, limiting the potential pool of buyers for that property.So how does this example answer our question: “What is the best commercial mortgage?” This way: “The best commercial mortgage is the one that best fits the commercial investor’s short and long term goals, risk tolerance, investment style and the investment at hand.” And as a side note, be sure to work with someone experienced not only in commercial loan brokerage, but who will take the time to consider all of the factors that could affect the current and future transactions.
One misconception about starting a small business is that the only way to receive small business financing is through a bank. Though the bank is a viable option, it is not the only option. Looking towards multiple sources of financing can get your small business the financing it needs. Alternative sources of financing can be used instead of, or in addition to a bank loan. Using multiple sources of financing can help a new or veteran business owner maximize his/her business’ working capital.Listed below are a variety of small business financing sources, that small business owners can utilize when building, expanding and maintaining their businesses.Small Business AdministrationThe small business administration was created to help small businesses get on their feet and remain on their feet. Their mission is “…to maintain and strengthen the Nation’s economy by enabling the establishment and viability of small businesses and by assisting in the economic recovery of communities after disasters.” So why not look to the SBA for assistance?The most common SBA loan program is the basic 7(a) loan program. This program is specifically designed for small business owners who may not be eligible for business loans through normal lending channels. Other loan programs offered by the SBA include the 504 Program, which provides growing businesses with long-term, fixed-rate financing for major fixed assets, such as land and buildings, Micro-Loans that provide very small loan amounts for startup small businesses, with a maximum loan amount of $35,000. Disaster Recovery Loans, which can assist in the recovery of your business if it is involved in a disaster, and Special Purpose Loans, that can be used for any special purposes within your business.GrantsJust like there are scholarships available for just about anything, if you do enough searching, you could find the small business grant that works for you and get free money to finance your business. Though the federal government does not offer grants to small business owners, there are numerous other grants available for small business owners. You can look to your own state to find free funding your small business. Every state has a state development agency, and many of these agencies offer small business grants, and/or information on where to find them.Small Business Cash AdvancesThough a small business cash advance is not plausible for startup businesses, it can be used after your business has been up and running for a period of time. A business cash advance can offer fast and easy-to-obtain money for your small business’ financial needs. With few requirements, even business owners with average or fairly below average credit scores can qualify to receive a business cash advance.Financial IntermediariesA financial intermediary is a person who specializes in finding funds for business owners. Once you’ve done all you can to find money for your business, try hiring a financial intermediary to find the funds that you may have overlooked.You can decide to use the expertise of a financial intermediary in order to give yourself the time to work on other aspects of your business, or you can use them in combination with your own expertise; as the saying goes, two heads are better than one.Financial intermediaries can also be used to help in the start up of your business, offering help with the writing of business plans, proposals, etc.