Resources
FAQ.
Common questions, answered straight. No filler.
What loan sizes do you place?
$5M to $500M+ across the network. The sweet spot is $10M and up. Smaller deals get done when the file fits. Larger deals stack across senior debt, mezzanine, preferred equity, and joint venture layers. Submit your file or jump on a call and I will tell you what fits and what does not.
What's the difference between a broker and a lender?
A lender uses their own money. A broker shops your deal to lots of lenders to find the right fit. I'm a broker. I work for you, not for any one capital source. That means I can pick the program that fits your deal instead of jamming you into whatever the bank happens to be selling that week.
What is hard money?
Hard money is a short term loan based on the value of the property, not your tax returns. The capital sources I work with care about the asset, the plan, and the exit. They close fast. The trade off is that hard money costs more than a bank loan. You use it when speed matters or when the file isn't bank ready yet.
How fast can you close?
Most hard money and bridge deals close in 7 to 14 days. Some close in 5. Ground up takes a little longer. SBA runs 60 to 120 days. HUD runs 6 to 12 months. I push every file as hard as it can be pushed.
Do you check credit?
Yes. Every capital source pulls credit. The score and the story behind the score both matter. Bruised credit doesn't kill most deals. Hidden credit problems do. Tell me everything up front and I'll work around it.
What's the difference between hard money and bridge?
Both are short term and both close fast. Hard money is usually for properties that need work or borrowers that aren't bank ready. Bridge is usually for stabilized assets where the borrower needs to move before a permanent loan is ready. The lines blur. Send me the file and I'll tell you which fits.
Can a first time builder qualify for ground up?
Yes, if your general contractor has at least three similar completed projects in the last 36 months. Bring me a strong GC and a clean budget and we get it done. I won't put a rookie builder into a deal with a rookie GC. That's how loans go bad.
Do you do hotel deals in Florida?
Yes. Hospitality is one of my main verticals. I work with operators across the state on acquisition, refinance, PIP, brand conversion, and ground up. Flagged or independent. Limited service to resort. If you have a hotel deal in Florida, send it.
What kind of SBA deals do you broker?
Only SBA deals where real estate is part of the transaction. SBA 7(a) and SBA 504 for buying, building, or refinancing owner occupied commercial real estate. I do not broker SBA working capital, equipment only, or business acquisitions without a real estate component.
What is HUD financing and who is it for?
HUD loans are government insured long term loans for multifamily and healthcare properties. Non recourse. 35 to 40 year amortization. Best long term economics in commercial real estate, but they take 6 to 12 months to close. They fit borrowers who plan to hold the asset for the long haul.
How much money do I need to put down?
It depends on the program and the deal. Hard money and bridge typically want 10% to 30% borrower equity. SBA can go as low as 10% on the right deal. Ground up runs 25% LTC and up. HUD lets you go higher. Tell me your deal and I'll tell you what real equity looks like.
What if I don't have all the documents?
Send what you have and tell me where the gaps are. I'd rather see an incomplete file fast than a perfect file slow. We fill in the missing pieces together.
Do you fund deals outside Florida?
Yes. I am based in Apollo Beach, Florida and I close commercial deals nationwide. A lot of the hospitality work is in Florida because that is where the action is. The rest of the book is national.
What are your rates?
Rates depend on the deal. Submit your file or jump on a call and I will get you a real number.
Are you the same broker as Travis Penny on travis.mortgage?
Yes. Travis.mortgage is my residential platform. Different products, different licensing channel, same broker. The Capital GOAT is commercial only.
Who actually closes the loan?
Vision Mortgage LLC is the brokering entity of record. I am the originating professional on every file.
Do you charge an upfront fee?
Most deals are paid at closing by the lender or the sponsor. On larger and more complex placements, an engagement deposit may be required. Always disclosed and documented up front. Never hidden.