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Home Page > Writing > Non-Fiction > Overcoming Business Loan and Commercial Mortgage Finance Problems
Overcoming Business Loan and Commercial Mortgage Finance Problems
Posted: Oct 30, 2007 |Comments: 0
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One of the most difficult business loan scenarios occurs when a commercial borrower is rejected for either a commercial mortgage or commercial loan. There are five specific reasons that account for a healthy majority of business finance rejections. These common business financing application problems are particularly applicable to commercial real estate investment property financing.
Commercial borrowers are likely to be confused when their commercial loan application is turned down and will probably be unsure as to why it happened and what to do next. For each of the five major reasons that a bank might decline a commercial mortgage, a practical strategy is provided for converting the declined commercial real estate loan into an approved business loan.
Two reasons (tax returns and business plan requirements) could impact virtually all businesses. Many business loan officers will begin their business loan and commercial mortgage review process by stating “We will need to see at least three years of tax returns” and “Can you show me your business plan?” before proceeding.
Commercial projects are frequently too unique for traditional commercial banks. In these situations (even if a commercial borrower has favorable tax returns and an adequate business plan), it is not unusual for the business owner to be declined for a commercial mortgage loan by a traditional commercial lender.
The reasons described do not involve unusual issues. It is likely that two or more of the reasons will be applicable for many commercial loan situations.
Commercial Mortgage Rejections: (1) Special Purpose Commercial Real Estate –
Reason Number One for commercial mortgage rejections: The bank does not generally make business loans for the type of business involved or imposes special requirements that make the commercial loan impractical for the commercial borrower. For example, fewer banks are making commercial mortgage loans for restaurants.
In a similar fashion, an auto service business is often given expensive and unnecessary environmental stipulations. There are many special purpose commercial properties such as golf courses, campgrounds, churches, funeral homes and gas stations that most traditional lenders have eliminated from their commercial lending program.
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Strategy Number One for converting the disapproved business loan into an approved commercial mortgage loan: For most business owners, there are reasonable commercial loan options beyond traditional commercial lenders.
There are action-oriented non-traditional commercial lenders that will offer commercial mortgage loans for most special purpose commercial property situations. The best business loan could be available only from a non-traditional lender when a traditional lender won’t provide the necessary commercial real estate loan.
Business Loan Disapprovals: (2) Tax Returns Required –
Reason Number Two for business loan rejections: A loan underwriter finds an issue on tax returns that disqualifies a business borrower under the bank’s lending standards. This “issue” will often be inadequate net income, but when commercial loan underwriters analyze income tax returns, there can be a wide variety of other possibilities which produce the same disapproval.
Strategy Number Two for converting the rejected commercial real estate loan into an approved business loan: Commercial borrowers will never have this reason to worry about if they have applied for a “Stated Income” commercial mortgage loan. Very few traditional lenders use a Stated Income process (no income verification, no tax returns, no IRS Form 4506) for a commercial loan.
Borrowers should search for commercial lenders using Stated Income commercial mortgage loans. Unfortunately, this suggested solution will not work for all commercial loans because of a normal maximum loan amount of about $2-3 million for a Stated Income business loan.
Commercial Loan Rejections: (3) Cash Out Limitations –
Reason Number Three for commercial mortgage loan and business loan disapprovals: When a business attempts to refinance their commercial property loan and wants to get significant cash out, it is normal for a traditional bank to restrict what the funds are used for and to severely limit the amount of cash received. Even though the bank is willing to make the commercial loan, if they won’t provide the cash required by the commercial borrower, this is similar to rejecting the loan.
Strategy Number Three for converting the declined commercial mortgage into an approved commercial real estate loan: As mentioned above, there are other commercial lending options available. The commercial borrower’s mission (and it is not impossible at all) is to use a commercial real estate lender that will allow them to get much larger amounts of cash out of a commercial refinancing without restrictions on what they do with it.
Commercial Real Estate Investment Property Loan Disapprovals: (4) Cross Collateral Requirements –
Reason Number Four for commercial mortgage loan and business loan disapprovals: The bank will not make a commercial loan without sufficient collateral such as a lien on personal assets.
Strategy Number Four for converting the disapproved business loan into an approved commercial mortgage loan: Business borrowers should seek out commercial lenders that will not “cross collateralize” assets as a stipulation for getting business financing. This will result in more flexibility for the commercial borrower and preclude unwise (and unnecessary) connections between business and personal assets.
Commercial Real Estate Loan Rejections: (5) Business Plan Requirements –
Reason Number Five for commercial mortgage loan and business loan disapprovals: A bank’s loan officer determines that the business plan does not support the needed commercial loan.
Strategy Number Five for converting the disapproved business loan into an approved commercial mortgage loan: Commercial borrowers should save money and avoid possible delays by working with a lender that does not require a business plan due to these primary advantages:
(A) Reduce commercial loan costs by thousands of dollars. A common range for an average business plan (prepared to typical bank specifications) is $5,000 to $10,000.
(B) Shorten the business financing closing period. Business plan preparation is likely to take 1-2 months or more.
(C) If the lender does not require a business plan, there is one less item standing between the commercial borrower and their approved commercial loan.
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Steve Bush and AEX Commercial Financing Group provide business opportunity loan – business finance help, commercial mortgage – business loan advice and publish AEX Commercial Real Estate Investment Property Financing Reports.
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New Commercial Finance Lending Sources for Business Financing
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Home Page > Finance > New Commercial Finance Lending Sources for Business Financing
New Commercial Finance Lending Sources for Business Financing
Posted: Jul 28, 2009 | Views: 104 |
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Although banks and other business lenders have made a pointed effort to portray themselves as lending normally, very few business owners are likely to suggest that there is anything normal about obtaining financing from current commercial finance programs. It has become a routine occurrence for small business owners to be told by their current commercial lender that it will be necessary to seek another source for commercial loans and working capital.
I published several earlier articles which addressed some of the problems that commercial borrowers are experiencing when they attempt to obtain working capital financing and commercial loans. It has become clear that current commercial lending conditions have become even more difficult for most business owners. For example, one of these commercial finance reports described the unfortunate possibility of firing your banker as one of several guerrilla financing techniques that might be required for a small business to survive in the face of extreme business banking conditions.
It would not be realistic to suggest that there are one or two obvious business lending sources that will solve the working capital needs for all businesses in need of help. Nevertheless I would not advocate the guerrilla financing tactic of firing your bank and your banker if there were not suitable alternative sources for small business financing.
Identifying the most likely alternatives can be accomplished in several ways but one of the most effective approaches will include detailed discussions with commercial loans experts that are experienced in nationwide business financing similar to what the business owner currently needs. Realistically the search for new commercial lending sources must start with an admission from a small business owner that they do in fact need to find a new source for business loans.
The best commercial finance solutions will depend on the business location, type of financing, kind of business, operating history and size of loan desired. A key point for business owners to remember is that there really are a number of viable and effective commercial lenders that are currently active in making commercial loans to businesses that are in desperate need of commercial financing. Some of the most realistic sources for small business loans are operating regionally rather than nationally.
In addition to the advice contained in this article, small business owners should review commercial finance resources such as The Working Capital Management Guide, a free online publication which focuses on short term capital financing strategies. Commercial borrowers should also have a candid discussion with a commercial loan expert who is capable of providing appropriate help for their unique business financing needs.
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Stephen Bush and AEX Commercial Financing Group provide small business financing for working capital loans, business cash advances and commercial real estate financing throughout the United States.
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Stephen Bush and AEX Commercial Financing Group provide small business financing for working capital loans, business cash advances and commercial real estate financing throughout the United States.
Commercial lending to small businesses is already on life support based on a number of business financing statistics. Commercial banking companies in many instances would have failed some time ago without government bailouts. As bad as that perspective might sound, this report will provide an even more negative outlook for the future of working capital financing and small business finance programs. Overall it currently appears that commercial loans represent the next big problem for banks and other lenders.
During the past year or so, several banking problems have received significant publicity. These difficulties were largely related to the rising number of home foreclosures which in turn caused a ripple effect involving various investments tied to home loans. Such investments lost value so rapidly that they became known as toxic assets. When banks stopped making many loans (including small business financing), the federal government provided bailout funding to many banks to enable them to keep operating. While most observers would argue that the bailouts were made with the implicit understanding that bank lending would resume in some normal fashion, the banks seem to be hoarding these taxpayer-provided funds for a rainy day. By almost any objective standard, commercial lending activities have all but abandoned small business finance needs.
Based on recent commercial banking statistics, it seems that small business financing is already the next big problem for many banks. In part this is due to the general decline in commercial real estate values during the past several years. This has resulted in some significant bankruptcies when many large commercial property owners have been unable to either make their commercial mortgage payments or refinance debt (or both). While these difficulties were predominantly happening with large real estate companies and did not regularly involve small businesses, the resulting bank losses are clearly having an impact now on commercial lending to small business owners.
Much like the residential mortgage toxic assets caused banks to stop normal lending because of a shortage of capital, commercial banking losses on large commercial real estate loans are already causing many banks to stop or reduce their small business finance activities. The bank losses from large commercial property investors are producing a ripple effect that has caused small business financing to effectively disappear until further notice. While small business owners did not cause this problem, they are suffering the immediate consequences when banks are unable or unwilling to provide normal levels of commercial financing to them.
As with many complex situations, one problem will lead to another. The failure to obtain normal business financing will most likely lead to an increasing number of commercial loan defaults by small businesses. Prudent business owners should begin to take action now in a timely manner to avoid such negative consequences. With proper actions, the biggest small business finance problems can be anticipated and avoided.
Stephen Bush and AEX Commercial Financing Group provide small business finance options for working capital financing, merchant cash advances and commercial loans throughout the United States.