Refinancing Maturing Small Business Loans & Commercial REO's
Much has been mentioned in the media about the large dollar amounts of commercial loans that are coming due soon, including maturing small business loans, that could result in many commercial REO’s if lenders don’t choose to refinance these loans.
Each morning, there is usually a birdie at my window to give me some tips to pass on to others on real estate and business. Usually my feathered messenger is a sparrow or a song bird. This morning, it was a nasty, kicking ostrich screaming at me to haul my carcass out of bed. With such a delicate creature to help me greet the day, how could I possibly refuse?
Since at least 2009, we have been warned of billions of dollars of commercial real estate loans coming due that could seriously cripple our economic recovery out of this recession. The Obama Administration has tried to inject cash to shore up our national finances but this, so far, has proven to be just temporary relief of painful symptoms rather than a long-term cure for the disease. Here in my hometown, alone, one of the big employers, the Savannah River Site, ever-so-briefly benefitted from the Obama stimulus funds but is now in the painful process of downsizing by eliminating 1400 jobs as the Obama money fades off into the sunset. There is debate as to whether or not the jobs created here were ever meant to be permanent, but this is mostly irrelevant to those who will ultimately lose their jobs and go back to “Square 1″ by having to find employment to survive.
But wait, there may be a silver lining in this cloud. It has historically been much easier to originate or refinance loans for real estate than for businesses since real estate is a physical thing that can be repossessed, but a business is much more abstract and risky. After all, which would you rather take back in the event of borrower default? A commercial office building and the land, or Patsy’s Pet Store in a leased space at a mall? However, there has been a relatively recent revision by the Small Business Administration (SBA) to allow for easier refinancing of conventional business loans into SBA 504 loans. Under the Small Business Jobs Act, the SBA is implementing a temporary program, until Sept. 27, 2012, that allows small businesses to refinance eligible fixed assets in its 504 program without requiring expansion, as is the case with typical 504 loans. This is an attempt to help established, but struggling, businesses the chance to stabilize and adjust to this tough economy as well as to help preserve the jobs created by these businesses. I gotta hand it to President Obama. I may not agree with everything he does, but he has one of the toughest jobs in the world and I sure don’t envy his position now. It would be tough for ANYONE to do his job in these times.
From the SBA webpage, key features of this refinance program include:
- Loan applications were accepted starting on February 28, 2011 and the program will end on September 27, 2012.
- You can refinance up to 90 percent of the current appraised property value, or 100 percent of the outstanding principal balance of your existing loan, whichever is lower, plus 504 eligible refinancing costs.
- This program will initially be open only to businesses with immediate need. Priority will be on those businesses potentially at risk because they face loan maturity or balloon payments before Dec. 31, 2012. The SBA will later revisit this restriction and may open the program to businesses with later balloon payments or to those that can demonstrate need in other ways.
- This program is structured like the SBA’s traditional 504 loan program in that borrowers will work with third-party lending institutions and SBA-approved Certified Development Companies (CDCs) to obtain financing, in a traditional 10%/50%/40% split.
- The SBA estimates that as many as 20,000 businesses may ultimately participate in this program, which will provide up to $15 billion in SBA-guaranteed financing leading to total project financing of over $30 billion.
- This program, which is completely separate from SBA’s traditional 504 program, is zero-subsidy, requiring no cost to the taxpayer: It will be funded entirely through additional fees assessed for refinancing projects.
Along these lines, potential borrowers must qualify for this refinancing program. A few of the more important necessary qualifications include:
- Applicants must demonstrate that their loans are current and that they have not missed any payments in the last year.
- New appraisals will be required for all refinancing candidates.
- The SBA will perform full and thorough underwriting on all refinancing applications and not the banks whose funds are to be SBA-insured.
- First mortgage loans on existing 504 projects are not eligible, and “cash out” refinancings are not permitted although the SBA may later revisit these restrictions.
- No government guaranteed loan is eligible for this refinancing program.
I applaud the Obama Administration’s attempts to help small businesses survive but history has shown that the banks may end up just hoarding the money to build up their own capital reserves instead of lending it out as so many did with the America’s Recovery Capital (ARC) funds. It is this writer’s hope that the banks do the right thing and lend the money back out to deserving businesses.
The commercial real estate market may not have as much government help as small businesses, however. As previously mentioned, there are a lot of commercial mortgage backed loans coming due in the next few years and, with many of the financed properties now lower in value than when the loans were first originated, will lenders be willing to refinance? Maybe there will be a government fix to this as well.
The commercial REO inventories of lenders are already at high levels. Perhaps it’s up to investors like us to figure out a way to help solve the problem (and make a few shekels to put in our pockets at the same time). A previous blog post focused on hotels and motels facing imminent distress, so let’s stay with this asset class for now. The ostrich that screamed into my ear this morning not only told me to get out of bed but also gave me information on some hotels and motels possibly facing financial distress. For those of you who have financing in place and an affinity for birds (in this case, vultures), a few possible deals, in my database, to get out of distressed situations include:
| Hotel/Motel Name | Location | Reason For Distress |
| Howard Johnson Austin | Austin, TX | Foreclosure Initiated; Owner/GP Bankrupt; Delinquent/Default |
| Crestwood Suites – Austin | Austin, TX | Austin, TX Delinquent/Default; Transferred to Special Servicer |
| Holiday Inn Express North Central | Austin, TX | Transferred to Special Servicer |
| Comfort Inn | Lodi, CA | Delinquent/Default |
| Marriott Courtyard | Modesto, CA | Foreclosure Completed |
| Holiday Inn Express | Temecula, CA | Lender REO |
| Woodland Hills Motor Lodge | Woodland Hills, CA | Delinquent/Default |
| Super 8 | Las Vegas, NV | Delinquent/Default |
| Crestwood Suites Las Vegas Boulevard | Las Vegas, NV | Delinquent/Default; Transferred to Special Servicer |
| Crestwood Suites Las Vegas – Flamingo Road | Las Vegas, NV | Delinquent/Default; Transferred to Special Servicer |
| Econo Lodge Federal Way | Federal Way, WA | Auction/Trustees Sale Scheduled |
| Village Inn & Suites | Marysville, WA | Delinquent/Default; Foreclosure Initiated; Auction/Trustees Sale Scheduled |
| Howard Johnson Inn | Tacoma, WA | Delinquent/Default; Foreclosure Initiated; Auction/Trustees Sale Scheduled |
The ostrich kept screaming potential deals into my ear but there’s only so much a guy can take before thinking that an ostrich sandwich might be good for lunch, so the bird took off after leaving me with a mess of information to sort and organize. Regardless, this kind of distress is all over the place and in all real estate asset classes from hotels/motels to multifamily apartment complexes to retail strip centers. Whether or not the Obama experts will provide more help to the commercial real estate industry remains to be seen. But for those of us who have financing in place already and kept our powder dry, we can get some killer deals until government intervention puts up the usual road blocks in our way and we have to figure out a way to go around them.
Here are a few related sites that may give you more information relevant to your needs. Thanks for visiting Aesir Group commercial finance.
How To Sell Your Owner Financed Real Estate Loan
Personal Finance - personal finance small business investing ...
In Troubled Economic Waters Prophet Howard Ruff Profits by ...
Why commercial real estate is still a gamble - Fortune Finance ...
Apollo Commercial Real Estate Finance Inc. Refinances All TALF ...
msnbc.com - Business news economy careers financial news ...
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Commercial Real Estate News
property manageme... (1)
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I like reading Co-star, RC Analytics, Cohen Financial, and have news feeds to MSNBC, CNN, and other major news networks on real estate and business finance. There is also a Yahoo Group with lots of resources available for anyone to download for their own use in the Files, Links, and Database sections at: http://finance.groups.yahoo.com/group/Real-Estate-Investing-Mastermind-Group/
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Very little HTML coding experience needed. Must know how to use WordPress and plugins as well as cPanel, or whatever control panel your webhost uses, and a FTP client to upload files.
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