Do you offer both rate-and-term and cash-out refinances, and how much cash-out is possible?
Yes. We refinance existing CRE debt for better terms and can consider cash-out for eligible business purposes (e.g., partner buyouts, property improvements), subject to LTV/DSCR/debt-yield and overall credit.
What LTV/DSCR do you require for a refinance, and what affects those thresholds?
Most refis are sized upto ~75% LTV for Conventional and Bridge loans, with a minimum DSCR around 1.25× and appropriate debt-yield. For properties eligible for SBA 504 loans, the LTV can be as high as 90%. Proceeds reflect stabilized NOI, market and comp strength, sponsor profile, and the purpose of any cash-out.
What seasoning or payment history is needed to qualify?
We review current balance and status, recent payment history, prepayment terms, cost basis/purchase date, and motivation to refinance. Clean history and clear rationale help speed approval and sizing.
How are refinance rates set (fixed vs. floating), and when can I lock?
Conventional and Bridge loans are typically floating and priced off market benchmarks like CMT or SOFR. For projects eligible for SBA 504 loans, the SBA debenture portion has fixed interest rate, while the 1st-lien is floating. Final pricing reflects market rates, risk, and structure.
What’s the typical timeline to close a refinance, and what’s required to start?
Expect ~30–45 days, largely dependent on third-party reports and file completeness. To start fast, share property and loan details, ownership/guarantors, historicals/T-12, rent roll, debt schedule, and refinance specifics (motivation, current lender status, prepay terms, any cash-out use).