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Top 5 SBA 504 Myths Exposed

Many business owners have the idea that Small Business Administration loans are difficult to get, take a long time to close, and they’re not worth the effort. This misunderstanding comes mainly from borrowers who went through the process with lenders that do not make SBA 504 loans regularly who get tripped up by loan regulations and procedures they’re unfamiliar with. They don’t understand the loan process and infrequently work with the SBA, causing undo difficulties.

A preferred lender like Liberty SBF can guide borrowers through the process seamlessly and we know how to anticipate problems before they come up. We’ve heard all the reasons why small business owners shy away from going with an SBA 504 loan. Below we dispel the most common myths.

TOP 5 SBA 504 Myths

1. Too Long and Cumbersome

This is probably the most common misconception about SBA 504 loans. Much of it comes from the fact that the SBA requires a lot of documents from the business owner. Loan processors at Liberty SBF know exactly what is needed to underwrite the loan, usually the same exact documentation required by a conventional commercial property loan. As a preferred lender, we know exactly how to structure a loan package. We work with all parties to expedite the loan to closing quickly and efficiently.

2. Property Needs to be 100% Occupied by Owner

SBA 504 loans are more flexible in occupancy requirements than you might think. Most borrowers think they have to occupy the entirety of the property’s square footage to qualify. And while most small businesses will, there are cases where a portion of the property is rented out. In order to qualify for an SBA 504 loan, the business must occupy at least 51% of the property, leaving the rets to be leased out to another business giving the owner another source of revenue.

3. It’s Only for Mom & Pops or Startups

Actually, it’s the opposite. While many Mom & Pop type business can get an SBA 504 loan, most of these businesses are middle or larger sized companies with multiple employees. From Main Street to Middle America, small businesses across the country can get an SBA 504 loan. Liberty SBF frequently funds SBA 504 loans anywhere from $1 to $10 million in industries as varied as assisted living facilities and warehouses to self-storage facilities and schools.

4. It’s a Loan of Last Resort

Many people think that after a borrower has been turned down by for a bank loan they have to go to the government with hat in hands for a loan as a last resort. Again, for most small businesses this is the exact opposite of what should happen. Any business owner with good credit and at least three year’s operating history should apply for an SBA 504 loan first when purchasing a commercial property. The terms are much more favorable than any other small business loan you will find anywhere. Low, long term rates and up to 90% loan-to-value help small business owners save cash for operating expenses.

5. SBA Lends the Money

The Federal Government does not put up the money for an SBA 504 loan, so the taxpayers do not fund small businesses who want to purchase a property. An SBA 504 loan has three parts. If you’ve ever taken a home mortgage and a home equity loan, then you can easily understand how an SBA 504 loan works and how it can provide up to 90% LTV financing. A first lien loan of 50% LTV is provided by a bank or a direct non-bank lender like Liberty SBF. The second lien of up to 40% is provided by a secondary institution called a Certified Development Company (CDC). A CDC is a non-profit certified and regulated by the SBA that promotes economic development within their communities, which includes funding second lien SBA 504 loans. While the money is not provided by the SBA, the CDC portion of SBA 504 loans are guaranteed by the U.S. Government. CDCs work together with participating lenders Like Liberty SBF. Since the SBA 504 loan program launched in 1958 it has been self-funded and hasn’t cost the taxpayers any money in its mission to help U.S. small business owners grow their businesses.

Liberty Small Business Financial Authorized SBA 504 Lender

Liberty SBF is a mission-based lender that provides capital through the SBA programs at a low cost to borrowers. Since its inception ten years ago, Liberty SBF has participated in more than $2 billion in transactions involving SBA programs.

Are you looking for an SBA 504 loan? Begin your loan application with Liberty SBF today!

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SBA 504 Borrowers: Get 6 Months of Payment Forgiveness Through Covid-19 Relief Act

The Economic Aid to Hard-Hit Small Businesses, Nonprofits, and Venues Act (Economic Aid Act) provides $3.5 billion in additional Covid-19 relief, some of which is authorized for use through the SBA 504 loan program for both existing borrowers and on newly originated loans to help small business owners during the pandemic.

New SBA 504 Loan Relief

The SBA 504 Loan has been made even more attractive to new small business borrowers. For all loans approved from February 1 until September 30, 2021, the SBA will subsidize the first 6 months of principal, interest, and any associated fees starting with the first payment. Borrowers need not apply for this assistance.  The SBA provides this assistance automatically and is capped at $9,000 per loan per month.

Relief for 2020 SBA 504 Borrowers

The Small Business Administration was authorized by the Economic Aid Act to pay 6 months of principal, interest, and any associated fees that borrowers owe for all 504 loans approved up to September 27, 2020 even if not fully disbursed and existing loans that are in in regular servicing status.

SBA 504 Loan NOT Eligible for Relief

According to SBA guidance, unfortunately, loans approved during the period beginning on September 28, 2020 and ending on January 31, 2021 are not eligible to receive any payment relief.

Apply for an SBA 504 loan

SBA Fees Eliminated

Alejandro Buitrago, Vice President and Business Development Officer at Florida First Capital Finance Corporation has been parsing through the new legislation. According to Buitrago, for any SBA 504 Loans approved between December 27, 2020 and September 30, 2021; the following fees will be eliminated:

  • 5% of the 1st Mortgage (aka TPL Fee)
  • 5% of the Interim Loan (aka CDC Processing Fee in the debenture)

To illustrate, here is what fees would be eliminated on a standard $1,000,000 Project being financed at 90%

  • Fee Elimination 1st Mortgage: $2,500
  • Fee Elimination Interim Loan: $6,000
  • Total Fee Elimination: $8,500

Some debenture fees remain in the equivalent of 1.15% of the Interim Loan In the above scenario the SBA Debenture Fees would total: $4,600, reducing the SBA Fees from $13,100 to $4,600 on a $1,000,000 project, a 65% decrease in costs.

Apply for an SBA 504 loan.

Liberty SBF is Your Connection to SBA

Covid-19 is still adversely affecting thousands of small businesses across the country and the SBA’s lending programs are key tools in the Federal Government’s economic stimulus efforts. Liberty SBF, one of the largest SBA 504 lenders in the country, is helping small businesses connect with the SBA to take advantage of stimulus relief through Paycheck Protection Program and the SBA 504 loans.

Small business owners positioned to acquire a new property to expand their businesses right now need to finance their expansion through the SBA 504 loan program, which already offers the best terms for borrowers out of any commercial property loan: low, long-term rates starting at 3.99%, with up to 90% loan-to-value financing. Small business owners who already operate out of their own commercial property can tap into their equity at similarly favorable terms through an SBA 504 refinance. Both borrowers will get to take advantage of new SBA 504 loan relief in the Economic Aid Act.

As always, please refer to SBA Procedural Notice 5000-20079 for complete guidance on SBA 504 loan relief in 2021.

Contact Liberty SBF about SBA 504 loans.

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Bridging the Gap with a Bridge-to-Agency Loan For Multifamily Properties

Agency-based loans through the Federal Housing Administration (FHA), also known as HUD, Fannie Mae, and Freddie Mac have plenty of advantages, making them the preferred long-term financing option for many investors in the multifamily market.

However, the lengthy timeline and requirements of an agency approval impede the timing of a transaction, forcing a borrower to consider less-attractive permanent financing in the form of a conventional bank loan or commercial mortgage-backed securities (CMBS) loan. When this happens, having a strong bridge lender on speed dial can make a commercial mortgage broker look like a hero to a borrower.

In this article, we discuss situations when bridge-to-agency loans for multifamily property make sense as an alternative to agency loans.

The Solution: Bridge Loans

For a borrower whose long-term business plan relies on the various benefits of agency financing, a reasonably priced bridge loan for multifamily buildings that offers a flexible exit strategy is an excellent short-term alternative. The right bridge loan will provide time for the sponsor to execute a business plan and maximize proceeds on a refinance from bridge into their permanent Agency financing.

According to a December 2015 report from the Congressional Budget Office (CBO), about one-third of the more than 100 million renters in the U.S. live in a multifamily property. Multifamily assets such as apartments and condo buildings comprise more than 14 percent of all housing in the country and serve as homes for many low- and moderate-income families.

For this reason, the U.S. government has an interest in making sure there is sufficient liquidity for the acquisition, refinancing, and renovation of multifamily properties. Guarantees made by the federal government through a variety of agencies — including government agencies like FHA and indirectly through government-sponsored enterprises Fannie Mae and Freddie Mac — have bolstered the multifamily market.

Agency Lending

Agency-based loans provide an attractive non-recourse option for multifamily investors. With loan-to-value (LTV) ratios as high as 85 percent, fixed interest rates as low as 3 percent, and terms as long as 35 years, there are many reasons why agency loans are so popular. In addition, the introduction of the Freddie Mac small-balance loan program in 2014 expanded some of these benefits to loans as small as $1 million.

Agency Market Levels - March 2021

Many non-agency permanent loans place market restrictions on properties that agency loans do not. An FHA loan, for instance, comes with no population or geographic restrictions. This expands the inventory of apartment buildings that a borrower can consider purchasing. In addition, the age of an asset is not as important to an agency lender as it is to other permanent lenders, who have an appetite for newer or recently renovated properties.

A borrower might be attracted to an agency loan because it benefits their long-term plans. Agency loans for multifamily properties offer higher-leverage financing, for example. A different permanent loan might have a much lower LTV ratio than the borrower needs and coming up with extra cash for a down payment can be a deal breaker. Agency loans also are non-recourse, a huge benefit to investors who do not want or are unable to provide a personal guarantee. Rate-sensitive borrowers also like agency loans because the government guarantees the mortgage risk on the secondary market, allowing for more competitive pricing. Finally, after a loan has seasoned and improvements are made to increase a property’s value, an agency lender might offer a second-position loan, allowing the borrower to take cash out.

Get a quote on a bridge loan from Liberty SBF »

The Borrower’s Timeline

Every mortgage broker knows there are a lot of moving parts in a deal and one small detail can hold up closing. Agency loans are not perfect for every situation and, for all their benefits, they do come with a few downsides. 

Time is of the essence in almost every deal. Unfortunately, agency loans are not known for sprinting hare-like toward closing. If a borrower wants to take advantage of the 35-year fixed rate on an FHA loan, for example, approval can take 6 to 12 months. When a borrower has funds in an account for a Section 1031 like-kind exchange, they will need to use them to purchase a new investment property quickly. This puts a hard deadline on closing the transaction — 180 days from selling one property to acquiring another. Alternately, there might be a competitive bid situation where the seller has other options. In both cases, agency financing will probably not meet the needs of the borrower because agency loans take more time to underwrite and close.

The property itself might also pose a stumbling block. A problem might come up in the closing process, such as title, structural, or environmental issues, that delays the loan approval. In these cases, a borrower can capitalize on an income-producing property by closing with a bridge loan while these issues are worked out, which could take weeks or months to resolve.

Finally, a property might be desirable for the borrower but just isn’t performing to the underwriting standards of a specific agency. Fannie Mae and Freddie Mac require a property to be 90 percent occupied for at least 90 days to be eligible. Given enough time, a borrower might demonstrate the required occupancy needed to satisfy an agency’s requirements, and a bridge loan offers breathing room to stabilize the property.

Oftentimes, borrowers in these situations go with permanent loans that have less attractive terms than agency loans. In these scenarios, a bridge loan converted into permanent financing through an agency is often a better long-term economic decision for the borrower.

Bridge Loan Features

A bridge loan for multifamily properties can give the borrower the ability to accomplish everything they need. They can close under a tight timeline while securing agency financing to replace the bridge loan at a later date. The right lender can help a broker save the day. It’s important to look for a lender that has capital market experience, knows agency financing and can execute in a short time frame. While no short-term financing program is a universal fit for every borrower, there are certain situations that make a bridge-to-agency loan a good solution. Your lender should know which products are the right fit and offer a solution at a reasonable cost to the borrower.

Bridge Loan Features

Get a quote on a bridge loan from Liberty SBF »

Flexibility

Flexibility is key when choosing the right bridge loan. A borrower should be allowed to prepay at any time with no more than six months of yield maintenance on the loan. The bridge loan should also close very quickly, preferably in less than a month. The whole idea is to give the borrower control over the situation as quickly as possible, whether it’s by stabilizing a property or utilizing 1031 funds that have negative tax implications if not dispersed by a specific date. A bridge loan that takes too long to close doesn’t solve any of these problems.

Comparable Leverage

A bridge loan also must have comparable leverage to an agency’s permanent loan so the borrower doesn’t have to come up with too much additional out-of-pocket cash. For stabilized or close-to-stabilized properties, the bridge loan should have a single-digit interest rate. In the end, a borrower should expect some additional costs, but to help mitigate sticker shock, a commercial mortgage broker should look for origination fees from a bridge lender to be in the 1-2% range.

In Closing

For a broker with a client purchasing a multifamily property, having a good bridge lender in your back pocket can salvage a deal that looks like it might go off the rails. The broker becomes a hero and they can potentially earn an extra commission while still offering the borrower the best deal possible. If your client must close on a multifamily property but an agency loan is causing a roadblock, a bridge-to-agency loan scenario is a great alternative to less desirable permanent financing.

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Multifamily Property Loan Closed: $1.7MM Bridge Acquisition Loan

Liberty SBF provided a $1,700,000 in Bridge financing to acquire a multi-family property located in Greensboro, NC.

Read Liberty’s White Paper on Bridge-to-Agency Loans for Multifamily Sponsors, Mortgage Bankers, & Agency Lenders.

Liberty SBF offers personal service for SBA 504Conventional & Bridge loans for owner-user properties across the US. We’d love to help you.

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We never stopped lending! Liberty SBF closes $350 million in loans in first half of 2020.

Liberty SBF Holdings LLC, a small balance commercial real estate lender, is excited to announce it has closed $350 million in loans in the first half of 2020. The company, which provides SBA and conventional loans for industrial, storage, office, and healthcare properties, is now relaunching its bridge lending platform to provide short-term financing for multifamily and commercial properties from $1-$10 million.

“Liberty SBF took a disciplined credit approach during the last cycle,” said Alexander Cohen, CEO. “When COVID-19 hit in March we avoided margin calls and poor asset performance, which sidelined other lenders, and we were able to execute for our borrowers and referral sources through the first half of the year.”

The company also announced it has promoted Varan Rakhra to lead its national loan origination efforts as Director of Sales & Business Development. Mr. Rakhra’s team of lenders is eager to consider opportunities nationwide.

“Borrowers want to capitalize on historically low rates and they want to acquire properties at discounted prices,” said Mr. Rakhra. “Liberty SBF never stopped lending so we can provide capital right now.”

Liberty SBF Commercial Property Loan Funding

Liberty Small Business Financial provides up to 90 percent loan to value (LTV) financing through the SBA 504 program. SBA rates have dropped to historic lows, recently touching 2.25% for a 25-year fixed rate. For investors seeking bridge loans, Liberty SBF provides financing up to 65% LTV. Liberty is writing loans from $1 to $10 million. Hospitality properties are not currently eligible for loans through Liberty SBF.

Liberty SBF was founded in 2011 and has closed more than $1 billion in commercial real estate loans since its inception nearly 10 years ago.

Backed by some of the nation’s leading private equity firms, Liberty SBF has an innovative platform incorporating predictive intelligence and superior technology. For more information, visit LibertySBF.com.

 

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What Does “Owner-Occupied” Mean in Commercial Real Estate?

owner occupied real estate loans

The concept of owner-occupied commercial real estate – also known as owner-user commercial real estate – is key to understanding lending options to finance a new property for a business. The financial upsides of owning versus renting are many. An owner will build equity with every mortgage payment and asset appreciation increases value in the property over time.

But, just running a business out of a property does not automatically make it eligible for SBA 504 financing from Liberty SBF. In addition, the owner must occupy more than half—51% or more—of the building’s leasable space for the purposes of running their own business. A business that has the same ownership as a holding company that owns the property is also considered owner-occupied.

In this case, the borrower is eligible for a US government-backed SBA 504 loan that gives you access to better financing than any other option.

But what happens if you still need a loan but do not expect to occupy more than half of the available square footage of the commercial property

Liberty SBF’s Conventional loan is a great alternative. Our Conventional loans allow occupancy of the borrower’s business to be as little as 30% of the total square footage of the commercial property.

Asset types that qualify for owner-occupied financing include industrial buildings, flex, retail, office properties, and professional medical offices.

Special-use properties such as self-storage, assisted living facilities/skilled nursing facilities and other healthcare properties, day care, sports facilities, and event centers also qualify. A multifamily property is not eligible for owner-occupied financing, but mixed-use buildings and hotels do qualify. Learn more about hotel property loans.

In 2010, the SBA deemed some businesses with rental income – also called passive income – eligible for its programs. This gave self-storage operators the opportunity to take advantage of the SBA 504 loan’s many benefits. Read more about self-storage facility financing.

The SBA 504 loan provides small businesses that will be owner-occupiers access to the same type of long-term, fixed-rate financing enjoyed by larger firms. Interest rates are equivalent to favorable bond market rates. You qualify for the loan program when you have sufficient liquidity and net worth, and plan to occupy more than 51% of the facility you are purchasing for SBA 504 loans or 30% for Conventional financing.

As an owner-user, you are considered to be a lower risk for the lender, who is assured that you will be committed to the property both as landlord and as chief occupant.

Liberty SBF is a specialist in SBA 504 and Conventional loans. We believe that our owner-occupied loan programs have advantages that no other loan can equal, including:

  • Up to 90% LTV (loan-to-value ratio) financing,
  • Low fixed rates, and
  • Terms up to 25-years

Interest rates are low today, and now is the time to lock in your fixed-rate commercial real estate loan. When you work with an experienced lender like Liberty SBF, you can be confident that we will anticipate any problems and help you overcome any potential obstacles.

We can get the job done in 45 days or less. Contact us today.

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Industrial Property Loan Closed: $1.1MM SBA 504 Acquisition Loan

Liberty SBF provided $1,103,850 in total SBA 504 financing for the acquisition of an industrial property for a landscape supply company in Boring, OR. The property is comprised of three buildings totaling 11,168 SF and are situated on a 5-acre site. The property is 100% owner-occupied and will be used to store vehicles, equipment, and landscaping materials held-for-sale.

How can we help?

Liberty SBF offers personal service for SBA 504 and Conventional & Bridge loans for owner-user properties across the US. We’d love to help you.

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Industrial Property Loan Closed: $1.6MM SBA 504 Acquisition Loan

Liberty SBF provided $1,558,800 in total SBA 504 for the acquisition of an industrial building located in Hollywood, FL for an e-commerce retailer. The guarantors consist of two companies that share space, inventory, and operating expenses. They offer brand name apparel, footwear, jewelry, home and kitchen gadgets, tactical gear, and sports and outdoor gear mostly sold on Amazon.com. The property consists of two buildings located 22 miles north of Miami.

How can we help?

Liberty SBF offers personal service for SBA 504, Conventional & Bridge loans for owner-user properties across the US. We’d love to help you.

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Office Property Loan Closed: $3.9MM Conventional Refinance Loan

Liberty SBF provided a $3,900,000 Conventional loan to refinance an office building located in Santa Clara, CA for a company that provides design services for the semiconductor industry. The property is a two-story, 17,250 SF office building. The borrower occupies the second floor and leases out the first floor.

The appraised value of the property came in at $6MM, resulting in a Liberty 1st Lien LTV of 65%. The company helps large digital clients like to develop next generation flagship product lines, including mobile devices, complex routers/switches, consumer products, storage devices, and microprocessors processors.

How can we help?

Liberty SBF offers personal service for SBA 504, Conventional & Bridge loans for owner-user properties across the US. We’d love to help you.

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Retail Property Loan Closed: $3.7MM SBA 504 Acquisition Loan

Liberty SBF provided $3,747,000 in total SBA 504 financing to acquire a retail property located in Brooklyn, NY for a kosher supermarket. The Property is a 10,000 SF, single-story retail building specifically located in a densely populated residential neighborhood in south-central Brooklyn.

The store offers a complete range of grocery products including baked goods, fresh produce, beverages, frozen foods, dairy and eggs, meat and fish, paper and cleaning, health and beauty, and housewares. The grocery store has occupied this location for more than 24 years and will continue to occupy 100% of the property.

How can we help?

Liberty SBF offers personal service for SBA 504 and Conventional & Bridge loans for owner-user properties across the US. We’d love to help you.

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Industrial Property Loan Closed: $8.2MM SBA 504 Cash-Out Refinance Loan

Liberty SBF provided a $8,200,000 in total SBA 504 financing to refinance an industrial property located in Orange County, CA for a full-service contractor of corporate events and exhibits.

Read Liberty’s White Paper on Industrial Property Loans: Click Here.

The family-owned business provides show management, exhibit design, pre-event planning, onsite execution, and transportation. The property is a one-story, 109,204 SF industrial building located 24 miles southeast of Los Angeles. The borrower occupies 100% of the property.

How can we help?

Liberty SBF offers personal service for SBA 504 and Conventional & Bridge loans for owner-user properties across the US. We’d love to help you.

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Warehouse Property Loan Closed: $1.8MM SBA 504 Acquisition Financing

Liberty SBF provided a $1,849,230 SBA 504 loan to acquire a warehouse located in Commerce City, CO for a marine body repair and detailing shop. The borrowers’ previous location was sold, and they needed to relocate.

The subject property is nearly identical to their previous location. The 11,940 SF industrial building will also allow the borrowers to grow their business. The Property is located five miles northeast of Denver’s Central Business District in a large industrial submarket. The borrower will occupy 100% of the property. This SBA 504 loan represents nearly 90% LTV financing for the acquisition.

How can we help?

Liberty SBF offers personal service for SBA 504 and Conventional & Bridge loans for owner-user properties across the US. We’d love to help you.

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Industrial Property Loan Closed: $1.3MM Conventional Acquisition Financing

Liberty SBF provided a $1,330,000 Conventional loan to acquire a warehouse located in South San Francisco, CA for a wholesaler of souvenir/gift products. The property is a 4,800 SF industrial condominium unit that the borrower will 100% occupy. The Appraiser concluded an as-is value of $1.9MM, resulting in a Liberty 1st Lien LTV of 70%.

The company sells greeting cards, postcards, fashion bags, stationery, bookmarks, journals, and other gift products and customized items to regional and national retail stores and online direct to consumers. The company had outgrown its previous space and moved to the subject property in order to accommodate its current and anticipated growth.

How can we help?

Liberty SBF offers personal service for SBA 504 and Conventional & Bridge loans for owner-user properties across the US. We’d love to help you.

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Industrial Property Loan Closed: $4.2MM Conventional Refinance

Liberty SBF provided a $4,160,000 Conventional loan for the refinance of an industrial property located in Brooklyn, NY for an online retailer of bicycle products, parts, and accessories.

The borrower operates their business out of a warehouse and office located on the first floor of the 9,704 SF two-story building. A tenant runs a dance studio on the second floor. The company has 59% occupancy of the total square footage of the property to run its business., primarily selling its inventory on Amazon where it has extensive experience operating on the platform and using Amazon’s fulfillment services.

How can we help?

Liberty SBF offers personal service for SBA 504 and Conventional loans for owner-user properties across the US. We’d love to help you.

Get Your Deal Quoted

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Medical Office Property Loan Closed: $1.8MM SBA 504 Acquisition Financing

Liberty SBF provided a $1,816,200 SBA 504 loan for the acquisition of a medical office located in Avon, OH for a provider of early intervention Applied Behavioral Analysis (ABA) therapy and related services to individuals with autism.

The property is a one-story medical office condo located in Avon Pointe, a 20-acre professional campus featuring regional medical office and traditional national office tenants. The company will occupy 100% of the property for its business.

How can we help?

Liberty SBF offers personal service for SBA 504 and Conventional loans for owner-user properties across the US. We’d love to help you.

Get Your Deal Quoted