List Books » Commercial Mortgages 101: Everything You Need to Know to Create a Winning Loan Request Package
Authors: Michael Reinhard
ISBN-13: 9780814415078, ISBN-10: 0814415075
Format: Paperback
Publisher: AMACOM
Date Published: May 2010
Edition: (Non-applicable)
MICHAEL REINHARD (Houston, TX) is an independent mortgage banker for Texas Commercial Mortgage. He has originated and underwritten over $300 million in commercial loans since 1995 covering apartments, retail centers, office buildings, industrial warehouses, and more.
Whether you’re a residential mortgage broker looking to break into the commercial mortgage brokerage business or a beginner real estate investor looking to transition from small residential properties to large commercial investment properties, learning how to think and speak like a commercial real estate lender will put you on an even playing field with the professionals. Commercial Mortgages 101 takes you step-by-step through the entire process of applying for a commercial real estate loan and putting together a professional loan request package. Clarifying common industry terms such as “debt-service-coverage-ratio” and “balloon payment,” and including a sample Real Estate Owned (REO) Schedule, this easy-to-follow beginner’s guide touches on all key aspects of what can all too often be a mystifying and confusing process. You’ll learn how to:
• Correctly apply and use a variety of commercial mortgage terms and phrases.
• Read and interpret a lender’s preliminary loan proposal.
• Quickly size and underwrite a basic commercial real estate loan.
• Prepare a persuasive and professional looking loan request package.
• Identify the different types of non-income and income-producing commercial properties.
• Prepare a personal cash flow statement and calculate your true net worth and liquidity.
• Create and use the all-important Real Estate Owned (REO) Schedule.
• Choose the right form of ownership, (including LP, LLC, co-tenancy and others).
There’s never been a more opportune time to get involved in commercial real estate. Commercial Mortgages 101 gives you all the tools and information you need to put your best foot forward, secure the most favorable terms, and navigate the process like a pro.
Michael Reinhard is an independent commercial mortgage banker for Texas Commercial Mortgage, which specializes in commercial real estate lending across the country. He has originated and underwritten over $300 million in commercial real estate loans since 1995 covering apartment buildings, retail centers, office buildings, industrial warehouses, and more.
Acknowledgments xi
Introduction xiii
Chapter 1 An Introduction to Commercial Real Estate Loans 1
What Is a Commercial Mortgage? 2
"Mortgage" Defined 3
"Commercial" Defined 5
Types of Commercial Properties 7
Non-Income-Producing Properties 7
Income-Producing Properties 9
Single-Tenant Properties 10
Multitenant Properties 11
Types of Commercial Real Estate Lenders 14
Banks 16
Life Insurance Companies 18
Conduit Lenders 19
Agency Lenders 21
Credit Companies 23
Mortgage Bankers 24
Private Lenders 25
Commercial Mortgage Terms 25
Maturity Period 26
Amortization Period 27
Loan-to-Value Ratios 28
Interest Rates 29
Prepayment Penalty 31
Recourse vs. Nonrecourse Loans 33
Commercial Mortgage Underwriting 33
Sponsorship 34
Property Underwriting 35
Final Underwriting Analysis 43
Chapter 2 Preparing the Loan Request Package 45
Executive Summary 47
Purpose of Loan Request 48
Sources and Uses 52
Property Description and Location 53
Financial Summary 57
Borrower 58
Property Description 59
Location and Demographics 61
Property Economics 63
Financial Statements 64
Financial Analysis 65
Schedule of Income 67
Historical Cash Flow 72
Loan Analysis 74
Supporting Documents 80
Market and Submarket Data 81
Sponsorship 84
Chapter 3 Financial Strength and Creditworthiness 87
Net Worth and Liquidity 88
Assets 89
Non-Real Estate Assets 91
Real Estate Assets, Cash Equity, and Market Equity 93
Cost vs. Market Value 96
Pre-Funding Liquidity 97
Post-Funding Liquidity 99
Lender's Calculation of Net Worth and Pre-Funding and Post-Funding Liquidity 101
Credit Score and History 108
Five Adverse Conditions Unacceptable to Commercial Lender 110
Personal Income and Cash Flow 116
Gross Income 117
Self-Employment Income 119
Net Cash Flow and Taxable Net Cash Flow from Rental Income 120
Cash Flow Statement 124
Banking and Credit References 126
Chapter 4 Real Estate Experience 129
Ownership and Management Experience 130
Ownership Experience 130
Management Experience 133
Chapter 5 Real Estate Assets 143
The REO Schedule 144
The REO Schedule and the Balance Sheet 145
Anatomy of an REO Schedule 151
Property Value Section 155
Property Name 156
Property Description 157
Property Address 157
Date of Acquisition 158
Original Cost of the Property 158
Name and Address of Lender 159
Loan Number 159
Ownership Percentage 160
Market Value of the Property 160
Balance of Mortgages 163
Total Equity 164
Net Ownership Equity 165
Cash Flow Section 166
Monthly Rental Income 167
Monthly Operating Expenses 170
Monthly Loan Payments 172
Monthly Cash Flow 173
Net Ownership Cash Flow 174
Chapter 6 Forms of Ownership 177
Borrowers and Borrowing Entities 178
Types of Borrowers and Borrowing Entities 181
Individual Ownership 182
Co-Tenancy and Joint Ownership 184
Partnerships 188
Limited Liability Companies 195
Corporations 197
Trusts 200
Index 203