"With success fees so low, you won’t be able to say no"
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How can we charge so little?

Our streamlined business model keeps our overhead expenses extremely low.  We then pass those lower costs directly to our Real Estate and Investor clients.

We have Lenders and Investors for virtually any commercial real estate type of loan or niche with no limits on the loan or funding amounts we can deliver through our network and partnerships. 

To qualify for a commercial real estate loan, lenders typically evaluate several factors. The specific criteria may vary depending on the lender, the type of loan, and the individual or business applying. Here are the key requirements for qualification:

• 1. Credit Score:
  • Most lenders require a business or individual to have a strong credit score. Generally, a score of at least 650-700 is preferred, but higher scores can improve the chances of securing a loan with better terms

• 2. Down Payment:
  • A down payment is usually required. For commercial real estate loans, this typically ranges from 10% to 30% of the property’s purchase price, depending on the lender and the type of property.

• 3. Debt-to-Income Ratio:
  • Lenders will evaluate the borrower’s debt-to-income (DTI) ratio, which measures monthly debt payments against monthly income. A lower DTI is preferable, typically under 40-45%.

• 4. Business Financials:
  • Lenders often look for a strong financial history, especially for commercial loans. This can include:
    • Business tax returns (usually 2-3 years).
    • Profit and loss statements.
    • Balance sheets.
    • Bank statements.
    • Cash flow projections.

             If the business is new, lenders may require personal financial statements and credit history.

• 5. Property Type:
  • The type of property being purchased can impact loan approval. Lenders may have different requirements for office buildings, industrial properties, retail spaces, multi-family units, etc. They will assess the property's value, location, condition, and potential income-generating ability.

• 6. Experience in Real Estate:
  • Lenders often prefer borrowers who have experience in managing commercial real estate. If the borrower is new to the field, they may need to demonstrate strong business experience or have a cosigner with experience.

• 7. Cash Flow:
  • Commercial loans require proof that the borrower’s business or property will generate sufficient income to cover the loan payments. Lenders may require a history of income from a property or projections for future rental income or business revenue.

• 8. Collateral:
  • The property itself usually serves as collateral for the loan, meaning that if the borrower defaults, the lender can seize the property.

• 9. Location:
  • The location of the property plays a significant role in the loan approval process. Properties in high-demand areas are typically easier to finance than those in less desirable locations.

• 10. Loan Term and Interest Rates:
  • Commercial real estate loans usually have shorter terms (5-20 years) and might require a balloon payment at the end. The interest rate can vary depending on the lender and the borrower’s qualifications.

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Understanding the specific lender's requirements is important, as each institution (e.g., traditional banks, credit unions, or alternative lenders) may have unique conditions.

Types of Buildings that generally qualify for a commercial loan include but are not limited to:

Office Buildings

• High-rise or low-rise office spaces
• Medical offices
• Professional service offices (e.g., law firms, consulting agencies)

Retail Spaces

• Shopping centers
• Stand-alone retail stores
• Restaurants
• Regional malls that host a variety of stores
• Strip malls with multiple tenants
• Community shopping centers
• Standalone buildings featuring single tenants
• Power centers with big-box retailers

Industrial Properties

• Warehouses
• Manufacturing facilities
• Distribution centers
• Light assembly and manufacturing facilities
• Bulk warehouses for large inventory storage
• Research and development centers
• Specialized facilities like cold storage
• Showrooms for displaying products

Multifamily Housing

• Condominiums for rental income
• High-rise apartments
• Retirement Village
• Mid-rise and garden-style apartments
• Multi-unit complexes like duplexes or triplexes
• Housing geared toward students or seniors

Hospitality Properties

• Hotels
• Motels
• Resorts
• Boutique and upscale hotels
• Budget or limited-service hotels
• Short-term rentals like vacation homes
• Full-service hotels with extensive amenities
• Extended-stay hotels
• Resorts that offer leisure activities

Mixed-Use Buildings

• Properties that combine residential, retail, or office spaces in one building

​Special-Purpose Properties

• Gas stations
• Car washes
• Golf Course
• Self-storage facilities
• Marinas
• Churches or religious buildings (depending on lender policies)
• Amusement parks designed for entertainment
• Educational institutions like schools​
• Theaters for performances

Land for Commercial Development

• Vacant land intended for commercial construction
• Agricultural land (in some cases)

Healthcare Facilities

• Nursing homes
• Assisted living facilities
• Outpatient clinics

Life Science Facilities

• Biotechnology labs
• Pharmaceutical manufacturing facilities
• Research centers focusing on innovative healthcare solutions

Commercial Loan Programs

• Recourse and non-recourse
• Bad or No Credit
• Stated Income with No Tax Returns & No Ratio to $15mm
• Fixed & Adjustable Rates
• Loans Available for Foreign Nationals
• Up to 30 Year Terms
• ARM's 
• Owner Occupied and Non-Owner Occupied
• Interest Only, Partially Amortized and Fully Amortized Soft Money Commercial Mortgages
• Hard Money Commercial Mortgages
• No Doc Investment in Property Loans​
• International Funding available for select property types worldwide - acquisition, rehab, construction and more 

Minimum Loan amounts we will consider: $3,000,000 with no maximum

Hard Money Loan Summary
 
Hard money loans are for investment properties only and are considered an asset based bridge loan. The financing is based on the loan-to-value (LTV Ratio) of the asset (the investment property) and has 9–24-month terms for private investors looking to invest in real estate.
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There are fewer restrictions on this type of mortgage loan than other traditional loans, where the investor must present income verification during the approval process. When applying for a hard money loan the borrower will have to go through full underwriting, however there is no minimum FICO score required and the borrower will not have to worry about bankruptcies, foreclosures, collections, etc. 
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Hard money loans are a very strong tool for investors who need to move quickly. These short term (usually 12 months) loans are the perfect opportunity to aid any investor in developing their success.

Soft Money Lending
A soft money asset-based loan combines the benefits of hard money loans with lower risk, higher rates, and a term loan time-frame – soft money loans fit many borrowers far better with lower costs, lower rates, and longer terms (5/1 ARM, 30 year fixed).
 
Interest rates for soft money loans start at 6.99%, and this means WFA can offer real estate investors the best rates in the mortgage industry.

Stated Income Loans for Real Estate Investors

A stated income or no income verification loan, is one of the leading private money loans available to real estate investors, allowing the borrower to secure funding without needing to qualify on their debt-to-income ratio.
 
Unlike conventional mortgages, a stated income loan is easier to be approved and is a way for self-employed borrowers who would not qualify for traditional financing to achieve their investment dreams. These types of loan programs are for investment properties only and not for primary residences or an owner-occupied property.
 
Only Real Estate Investors with high credit scores (over 650) are eligible.
 
A No-Income-Verification Loan is a type of loan program that doesn’t require the borrower to provide documentation of income.

Bank Statement Loans​

With bank statement loans you still must qualify for your DTI (debt to income ratio), most lenders use bank statements (typically up to 2 years) to confirm a borrower’s income rather than tax returns and recent pay stubs like traditional mortgages.
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Bank statement loans are offered through NON-QM mortgage lenders, like our preferred lending partner who offers a mortgage program that supersedes a bank statement loan, which is a true stated income/no-income verification/NO-DOC mortgage. This loan program benefits investment properties and commercial properties nationwide.

​Minimum Loan Amount to be considered: $2m

Bridge Loans

​Utilizing commercial mortgage bridge loans effectively requires speed, precision, expertise and a properly formulated exit strategy.  Advisory Services USA  works with its clients, its borrowers, to save them time, money and to reduce risk.  Commercial property investment is a complex, multi-faceted process and a bridge loan (aka commercial mortgage bridge loans, bridge loans, bridge financing, construction bridge loans, etc.) are often a necessary tool for those looking to quickly take advantage of a new opportunity. 


Typical Terms for Bridge Loans

• Loan Size: $3m to $500m
• Loan-to-Value: Up to 75% 
• Loan Terms: Up to 24 Months
• Asset Types: Multifamily, All forms of Senior Living, Hospitals, Office, Hospitality, Student Housing, Retail,  Industrial, Time Shares, Office, Industrial/Warehouse, Quick Service Restaurants, Franchises, Car Dealerships, Marinas, Gas Stations, C&I Loans (Receivables, A/R, Inventory & Equipment), Mixed-Use, Airplanes, Ships, Consumer Loans
• Transaction Types: Senior Secured 1st Mortgage Bridge Loans
• Loan Purpose: Business or Commercial Purpose Only