Commercial Real Estate Capital Strategy Advisory

1. When Patch‑Work Funding Stops Working

Bridge here, rescue mezz there, seller carry as a kick‑save at signing—many sponsors string deals together with whatever capital shows up fastest. That patch‑work holds until interest resets, maturity walls stack, or leasing stalls. Lenders pull back, equity partners demand fresh cash, and the once‑sleek capital stack looks like a house built from spare parts. A clear strategy turns that scramble into an ordered plan. It lines up the right mix of senior debt, mezzanine, preferred equity, and common equity before term sheets expire. Cash drops on time, covenants line up, and monitoring fits your reporting muscle.

We have stepped into projects where three different spreadsheets tracked rent roll, debt service, and equity waterfall. None reconciled. The construction lender stopped funding because the interest reserve ran dry six months early. Equity fought the mezz provider over lien waivers. The sponsor spent more time placating capital than driving NOI. With a structured plan, that drama fades: the model ties out, reserves match schedule, and every dollar knows its spot in the waterfall.

2. Common Pain Points We Fix

• NOI Guesswork – Pro forma sweeps deferred maintenance under the rug; senior lenders haircut, equity re‑prices.
• DSCR Whiplash – Rising rates smash floating coupons, cash‑on‑cash vanishes, lender sweeps ensue.
• Capex Drift – TI/LC and roof replacements leap off budget, pushing total cost basis past valuation.
• Chronically Stacked Maturities – Multiple assets refinance inside six months of each other, stressing sponsor guarantees.
• Equity Hole Surprise – Appraisal comes back light; last‑minute side pocket of cash needed to close.
• Market Sentiment Swings – Lender appetite for office drops overnight; term sheets disappear.

3. Advisory Framework Built For Reality

This service is not an academic white paper. We run your numbers through credit models the banks and funds use, interrogate leases line by line, and build a path from current state to closing. Each phase drops concrete deliverables: a reconciled Argus or Excel model, lender‑specific term‑sheet grid, covenant stress matrix, and board‑ready decision deck.

3.1 Asset & Portfolio Diagnostics

• Pull rent rolls, T‑12, T‑24, capital expenditure ledger, and appraisal comps.
• Reconcile to general ledger and bank statements so NOI stands on solid ground.
• Heat‑map cash‑flow volatility by tenant, expiry wall, and rollover cliffs.

3.2 Capital Stack Stress Test

• Run DSCR, DY, LTV, LTC, and debt yield under rate and occupancy shocks.
• Flag covenants likely to trip and build cure scenarios before lenders ask.
• Quantify equity dilution risk under forced refinancing or sale.

3.3 Facility Mix & Sequencing

• Match bridge, construction, mini‑perm, and long‑term insurance money to asset life cycle.
• Layer mezzanine or preferred equity only where cash flow supports the spread without crushing DSCR.
• Design reserve structures so TI/LC and capital improvements never raid debt service.

3.4 Lender & Equity Map

• Rank providers by geography, product type, property sector, and ticket size.
• Track live appetite and pricing bands from our daily market calls.
• Prepare phased outreach—pilot loan or preferred tranche first, portfolio or program facility next.

3.5 Documentation & Process Engineering

• Create data room structure matching lender and investor diligence checklists.
• Tighten lease abstracts, estoppels, and SNDA processes to reduce last‑minute surprises.
• Draft equity waterfalls and promote hurdles that withstand model edge cases.

3.6 Governance & Reporting Upgrade

• Set board approval thresholds for debt and equity commitments.
• Build quarterly lender and investor reporting dashboards that pull straight from property management systems.
• Codify draw approval workflows so invoices align with budget and lender guidelines.

3.7 Execution Roll‑Out

• Run lender and investor calls, steer term‑sheet negotiations, and resolve covenant marks.
• Coordinate third‑party reports—appraisals, PCAs, enviro, title, survey—and line them up with closing schedule.
• Close initial facilities, monitor metrics, and open triggers for expansion capital as assets stabilize.

4. Tangible Wins Sponsors Record

• Senior spread shaved 35–90 bps when lenders trust reconciled numbers.
• Advance rate lifts five to ten points after collateral reports and reserve logic land.
• Closing timelines tighten by two to four weeks because data rooms stay clean.
• Equity raises reach target halfway through roadshow thanks to credible cash‑flow story.
• Future refi risk drops as maturities are staggered and rate hedges align with business plans.

5. Pricing Tiers & Scope

Tier	Advisory Fee (USD)	Best For	Key Deliverables	Timeline*
Tier 1: Rapid Capital Scan	30 000	Single asset or small portfolio approaching maturity or sale	Reconciled NOI & metric heat‑map Capital stack stress test Three funding scenarios One lender or equity intro call	4–5 weeks
Tier 2: Blueprint & Roadshow Prep	70 000	Sponsors seeking fresh senior debt or programmatic equity within 9–12 months	Everything in Tier 1 Full Argus/Excel model rebuild Data room architecture Short‑list of 8–12 lenders/investors Term‑sheet coaching & covenant grid	8–10 weeks
Tier 3: Full Execution Partner	150 000+	Multi‑asset sponsors or developers scaling regionally or across sectors	Everything in Tier 2 Integrated treasury & reporting dashboard Live data room Q&A management Third‑party report coordination Up to three facility or equity closings (success fee separate)	12–16 weeks

Variable & Success Fees

• Success fee on closed debt or equity: 0.75% – 1.5% of proceeds, scaled by complexity.
• Travel and third‑party costs: billed at cost.
• Custom system integrations beyond dashboard: separate quote.

*Clock starts once data pack and retainer land. Delays in document delivery push schedule.

6. Why Financely

• Former CRE bankers, debt fund principals, and asset managers on the same team—no junior handoffs.
• Live pulse on senior and mezz spreads, equity IRR targets, and appetite swings across office, industrial, retail, multifamily, hospitality, and specialty.
• Model discipline: every cell links back to lease, budget, or report. Lenders nod, equity trusts.
• Plain words: we flag bad numbers, call over‑optimism, and back it with math.
• Execution muscle: legal, title, survey, appraisal, insurance—all steered so closings hold the calendar.

7. Engagement Flow

• Step 1 – Scoping Call – Asset overview, goals, timeline, tier pick.
• Step 2 – Mandate & Retainer – Sign engagement; invoice issued; data checklist sent.
• Step 3 – Data Intake – Secure upload link; we ingest rent rolls, GL, loan docs, and reports.
• Step 4 – Workshops – Property management, construction, finance teams in the room; we tear through numbers.
• Step 5 – Draft Package – Stress matrix, capital stack options, lender grid posted for feedback.
• Step 6 – Final Roadmap – Board deck, term‑sheet targets, scheduling. Execution mandate optional.

8. Metrics We Track Post Engagement

• Spread reduction vs prior refi.
• Advance‑rate lift vs original underwrite.
• Equity IRR delta after capital stack shift.
• Closing timeline vs industry average.
• Trigger breaches avoided through reserve planning.

9. Quick FAQ

Will lenders rely on your model?

We model the way their credit teams do—inputs trace back to audited or source documents. That traceability speeds sign‑off.

Do you raise equity too?

Yes. We target family offices, real estate funds, and private investors that match your hold period and risk profile.

Do you work outside the US?

North America and Europe are core. We also support selected MENA and Asia‑Pacific mandates where title, leasing, and reporting standards align with lender expectations.

Ground‑up development?

Yes, if permits and GMP or design‑build contracts are in hand. We stress test draw schedules, cost buffers, and absorption.

Platform‑level strategy?

Tier 3 covers multi‑asset, multi‑market capital planning including treasury systems and program debt.

10. Ready For A Plan Lenders Trust?

Spreads widen, rate caps burn off, and refi windows close fast. Walk into your next lender or equity call with a model that holds water and a stack that can survive storms. Send us your rent roll and maturity schedule—see what a real plan looks like.

Financely Group provides advisory and arrangement services for commercial real estate sponsors. We do not take deposits and we do not lend on our own balance sheet. Advisory outcomes rely on the accuracy and completeness of client‑supplied data. Engagements require an executed mandate, KYC, sanctions screening, and a retainer. Success fees apply only when execution support is engaged and facilities or equity close. Market shifts, lender appetite changes, and regulatory updates can affect timing, pricing, and capacity. Misrepresentation or withheld information can trigger termination and reporting under AML and CTF regulations.