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If You Want To Sell Then You Must Provide Financials

We, real estate brokers, face some very unrealistic sellers in commercial real estate almost on a daily basis. These sellers want to sell their property and they want to sell it at a very premium price. But when you ask them to provide bare minimum financials, they have all the excuses in the world not to provide them.

They want an offer before they can provide any financials… This is very troubling. They either have no clue how it works in the industry or they are just plain ignorant and playing a hardball with you.

Based on what number will buyer make an offer in this case?

First off al, it’s impossible to convince any credible buyer to even make an offer on a commercial property without any financials provided. But let’s say, you were able to bring an offer because you are in good a relations with your buyer.

The offer will have multiple contingencies and the first one is gonna be seeing the financials… Hellooo… Back to square one… So you are chasing your tail here. This is not going anywhere as you can see.

That being said, if you bring an offer too low then it’s insulting to the seller. If you bring an offer too high (Which I doubt) then they don’t want to budge when the real value comes in picture with appraisal. It’s a losing proposition for a real estate broker to be in. Because your credibility is on the line due to couple reasons…

  1. Firstly, you would look ridiculous trying to convince any buyer to make a blind offer.
  2. Secondly, sellers like this wont sing any agreement with you to begin with. Therefore, it’s very easy for them to walk away from any offer you might have in order not to pay you. Or worse, to circumvent you if they know the buyer.

My advice to you, a) Never disclose your buyer in this kind of situations until you have some kind of agreement with those sellers. b) Don’t even waste your time with these sellers. You better walk away before investing too much of your time with those unwilling to work with you.

20 Best Commercial Real Estate Markets

20 Best Commercial Real Estate Markets

Commercial real estate investing is a wealth creating machine like no other when done wisely and it’s becoming more and more popular for investors in the know.

People often assume that commercial real estate investing can only be done by the very best experts. It’s true to a certain extent; however, there are a number of different options when it comes to financing a commercial real estate deal, including the unconventional route that incorporates utilizing private equity firms and Reits as capital. Although commercial investing isn’t necessarily the best place for beginners to start, it is certainly a perfect future goal to set as it is a great way to diversify your investment portfolio.

Curious about which commercial real estate markets are best for getting started?

It is important to keep a few priority items in mind. Commercial real estate markets that encompass these five criteria will be most profitable for investors.

Low Purchase Prices: This might sound like a no-brainer, but it is important to find property that is priced either below or at market value. If you want to make a profit off of your renters, consider finding a sightly distressed property that is being sold for a deal. There is also the option to buy from a motivated seller or a commercial foreclosure.

Low Unemployment Rates: Cities with a low unemployment rate indicate that there are more citizens in the job force, which means more office space is needed.

High Asking Rents: Be sure to do your due diligence before jumping into commercial real estate and research comparable markets to see what average asking rent prices are. If the asking rent rate is high, and your purchase price is low, you should make a substantial profit.

High Renters Demand: Search for up-and-coming markets that are creating new jobs and developing new residential complexes because there will be an increased demand for space.

Low Vacancy Rates: If you have high tenant demand coupled with low vacancy rates, you will be able to charge a higher rent price, therefore increasing your profits.

There are 5 different types of commercial real estate spaces investors can consider: Retail space, office space, industrial space, hospitality and multifamily complexes. If you’re looking to invest on a budget, start with either industrial spaces or multifamily complexes as those options tend to be slightly cheaper than retail and office space.

If you think you are ready to get into commercial real estate, consider rapidly developing markets below.

1- San Francisco, California
2- Oakland, California
3- San Jose, California
4- Miami, Florida
5- New York, New York
6- Austin, Texas
7- Charleston, South Carolina
8- Palm Beach, Florida
9- Los Angeles, California
10- Houston, Texas
11- Louisville, Kentucky
12- Dallas, Texas
13- Chicago, Illinois
14- Boston, Massachusetts
15- St. Louis, Missouri
16- Denver, Colorado
17- Phoenix, Arizona
18- Jacksonville, Florida
19- Portland, Oregon
20- San Antonio, Texas

Creative Commercial Brokers can help you get an SBA loan in all of these top markets. No up-front fees and a straight forward process. Find out more by Contacting Us.

Commercial SBA Loans in Dallas, Texas

Hard Money Loans vs SBA Loans

Financing for commercial real estate is a completely different game when compared to residential mortgage loans. Today I will touch upon hard money loans briefly.

Commercial Real Estate – Hard, Hard, Hard Money Loans

When purchasing commercial real estate, financing is the most significant factor in determining whether the project is worth pursuing. Although there are a variety of commercial real estate loans on the market, we are going to look at hard money loans in this article.

Hard money loans for commercial real estate are often a matter of last resort. They aren’t good deals, but they can save a financing situation that has gone critical. Most hard money loans come with significant upfront costs and astronomical interest rates. When you are facing the prospect of losing a commercial property, however, they can be a godsend because they also are granted very quickly if your project is a viable one.

Hard money loans are considered very risky and are issued by private financing groups, not banks or lenders. The loans tend to be only available as the primary loan on the property, which isn’t that rare of a situation in commercial property.

Unlike home loans or conventional commercial loans, including SBA loans, hard money loans are all about the potential sales price of a piece of commercial real estate. The party considering lending you money is not going to look at the current appraised value of the property solely. They are going to look at the probable future value and sale price of it, if the commercial real estate has to be sold a few months or a year after making the loan. Or, possibly until you refinance the property and take it out. Depending on the condition of the property, this figure will typically be between 50 and 75 percent of the appraised value of the commercial property.

Put another way, a hard money loan is a short-term loan designed to get you past an immediate problem. It is undeniably a loan of last resort and is not an ultimate solution to a financing problem with a commercial property. It does nothing other than buy you time, and at a fairly hefty cost. If you are in a tight spot and can resolve the problem with a few extra months time to a year, a hard money loan may be the answer.

That being said, if you need a more secure and reliable loan that will not break the bank then consider getting an SBA loan. Contact Us to see if we can help you getting an SBA loan with no up-front fees.

SBA loans can help you accomplish your long term goals without putting excessive stress on your shoulders. Due to the fact that of low interest rates of an SBA loan will help you create more equity in your business and at a much faster pace. In other words, while SBA’s objective is to make you and your business a successful endeavor and create more jobs in order to improve US economy as a whole, a hard money loan provider’s goal is to make as much money as possible in the quickest period of time. And hence, a hard money loan provider does not care whether you prosper or not in your business endeavor as long as they get paid their money.

The option is quite clear at this point about which loan will benefit you more I think. Now, the choice is yours …

The How To’s of Commercial Real Estate

In these hard economic times, you certainly want to make sure your investments will turn out to be successful. Commercial real estate, if done wisely, can become a great source of profits. This article contains several easy tips to help answer your questions and help you make the most out of your investment.

In many cases, it is best to utilize the services of a commercial real estate broker. These brokers are trained and educated and fully understand the commercial market, the times to buy, and what to avoid. You could also save a great bit of time by utilizing the services of a broker.

Knowing the different kinds of commercial real estate brokers is going to help you find the one that will get the best results for you. There are specialists and generalists, as well as full service brokers. When buying, you will want to find a specialist to get the best results. CCB™ is specialized on “Off Market” hotels and can be a very useful source for you locating hospitality assets nationwide.

When it comes to a loan for your commercial property, don’t put all your eggs in one basket. if you are doing the process of applying for the loan yourself, which could be very frustrated and time consuming, it is best to get quotes from at least 3 different lenders (Unless you are in a rock and hard place) and decide from there. You want to get the best rate or deal you can and that is the best way to find it.

If you’re buying a piece of commercial real estate, make sure you investigate the immediate neighborhood. While you may like the property itself, consider that the neighborhood creates the ambiance that may affect your visitors or customers. Checking out the neighborhood keeps you aware of what you need to know and ensures that you are making a sound decision overall.

If your first commercial real estate purchase is a fixer-upper, then make sure you have the time and budget to make it profitable before buying. Not only do commercial sales take longer than home sales, but your property will also have to pass all sorts of inspections and receive special licenses from local and state authorities before it can be used for business. Preparing for such expenses and setbacks in advance is the best way to avoid a stalled project.

Weigh all of your property options before choosing what to invest in. Apartments are an easy choice, but there are a lot of people who are already in the apartment market. Look into other types of commercial properties such as hotels, office buildings, commercial land, etc. It may be best to step out of your comfort zone and find a unique goal.

Do not rush as you are preparing to purchase commercial property. The process often takes a lot longer to complete than other real estate purchases, and you do not want to make a poor decision because you are feeling pressured or frustrated. Commercial real estate can be complex and thus it’s wise to use professionals in the field to help you with the process. It pays to take your time and make a right decision.

Commercial real estate can indeed be a great investment and one that can turn into a long term asset. However, it is not only very difficult and time consuming, but it also takes a lot of input on your part. Apply these simple tips and methods to make sure your time and effort is worthwhile.

For questions please Contact Us or comment below.

Off Market (Not Listed) Commercial Real Estate Deals

Big investor firms and institutional buyers don’t like competition because competition drives the price up and this does not help their bottom line. Also, if they are not feeling exclusive then they don’t have a leverage going into the deal. Leverage is the key for these buyers. Without it, they know that they just waste their time.

For every listed commercial property, there is almost 6-8 off market properties out there. These owners are not thinking of selling their properties and they are not in that state of mind for many different reasons. Maybe timing is not right, or maybe they just don’t want to sell it dirt cheap giving the market conditions that we are in. Or, perhaps, they don’t want their employees to know that the business is for sale, and start looking for job else where. Therefore, losing good key employees is not a good start. Especially, in the early stages of selling your property and business.

Some of these sellers are looking for a way out but don’t know how to, or which brokerage to contact to. Because in their mind, all commercial real estate brokerages are the same. They are going to list your property and sit on it until a buyer comes along. Also, signing a listing agreement that they can not even get out off until it expires, with a hefty commission percentage is not just what these sellers have in mind. So they just sit on these properties and do nothing. Until someone creative comes up to them and give them all the solutions they have been looking for months or years.

Is that someone you?

Can you really deliver all these goodies without listing their property for sale in the major listing services?

Can you really find them a buyer without letting any of their employees know that business is for sale?

Can you do all of these things for a reasonable fee without tying them up in a long term listing contract?

If you have answered “YES” to the questions above, then you are the right broker with unlimited income potential in this field.

You have to offer something unique that has not been offered by others, especially big players in the commercial real estate market. Because this is the only thing that will make you stand out from the crowd. Let’s not forget that you can not match service and expertise level of big commercial real estate brokerages. Nor, you can convince these sellers to pay you a hefty commission like big brokerages. That being said, big brokerages have so much on their plate that they will not have time for personalizing their service for most of those sellers.

Therefore, this is where you come in and close the deal. You offer such an unique service that no big brokerages offer out there. In fact, not even many small brokerage firms offer this.

For more information and submitting your commercial properties to be sold “Off Market”, please Contact Us or comment below.

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How Can You Tell A Seller Is Serious About Selling Their Commercial Property?

Serious Sellers vs. Time Wasters

Before we can represent the seller officially, we, as brokers, have to make sure that we are on the same page and everything is in place. We, with the sellers, need to have our expectations aligned if this is going to be a successful representation.

If the seller’s expectations are too high for the property’s market area, or are unreasonable, it’s a red flag. Don’t even bother working with that seller, just walk away. You will save yourself a lot of time and frustration.

Let’s go into detail what we need from our sellers for a successful transaction and representation. If a seller is not going to cooperate with you, there is no point in moving forward. I mentioned how to differentiate yourself as an Off Market commercial broker for this niche market in my previous article. But now, we also look for certain features in sellers to determine whether he/she is the right seller to work with. This is a two way street and the seller also has to play his part to make it happen.

Ask your seller to provide you due diligence documents to present his property to a potential buyer. If for any reason the seller hesitates to provide them, then he is not a serious seller. Any serious seller should know that he has to provide this information. You, as a broker, can’t sell a multi million dollar property without a due diligence package. This is why it is so important to align expectations. If the seller is serious, then expect these documents:

Seller To Provide:

  • A narrative relating to the property
  • YTD actual financials (If property in operation)
  • At least last year’s actual financials, if applicable
  • Projected P&L of the fiscal year
  • Detailed Rent Rolls, if applicable (Not applicable to hotels or vacant properties)
  • At least a 5 year financial pro-forma (If past financials are not available)
  • Site plan, building layout, plus building specifications (Whatever available)
  • Parcel map of the property, if applicable & location/address
  • Copy of the basic lease agreement utilized with tenants (This is an unfilled version, not each tenant’s lease agreement)
  • Occupancy numbers for non-hotel property types
  • STR Report for  hotels
  • Asking price of the property

It is OK if the seller does not have all of these documents right away. As a broker, you just need to know that he/she is willing to provide them. You don’t want to spend a lot of time on a deal that goes no where, especially if it is an Off Market deal. It is the nature of an Off Market deal to work with a small and select group of buyers. Without an adequate information package, you are shooting yourself in the foot by presenting an unfinished product. This is bad for your own reputation, of course, if you want those buyers to work with you in the future.

We focus and specialize in Off Market commercial real estate in Chicago and nationwide. We are experts in filling the void of multi-national and local real estate brokerage companies for Off Market commercial real estate. If you would like to sell your property without listing it, discover how Creative Commercial Brokers can help you reach your real estate goals in Chicagoland and nationwide.

As commercial real estate brokers in Chicago, we have built solid relationships with many qualified buyers looking for well performing assets nationwide.

We welcome your business.

Comment below or Contact Us for any questions you may have.

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