Short answer: true 100% financing on CRE—no cash in, no collateral outside the deal—is almost never real. Someone takes first-loss risk. If it isn’t the senior lender, it’s you, a seller, a mezz fund, a preferred equity investor, or a public program stepping in with strings attached. That said, there are ways to get close to full coverage when the asset, tenant profile, and sponsor strength justify it.
| Instrument | Typical Slice | Where it helps | Caveats |
|---|---|---|---|
| Senior loan (bank, debt fund, agency where eligible) | 55%–70% LTV (bridge up to ~75%) | Core, value-add with credible plan, or lease-up | Proceeds capped by DSCR/debt yield; rate caps needed on bridge |
| Mezzanine debt / B-note | +5%–15% of cost/value | Adds proceeds above senior limits | Intercreditor needed; pricier coupon; tight cash sweep triggers |
| Preferred equity | +5%–20% of cost/value | Fills true equity gap without voting control (usually) | Hard pay; remedies can force a take-over on underperformance |
| Seller financing / earn-outs | +5%–20% of price | Aligns interests; smooths appraisal gaps | Subordinated to senior; rate and maturity must match business plan |
| C-PACE (energy improvements) | 10%–30% of cost | Retrofits and ground-up with qualifying measures | Senior to mortgage via tax assessment; senior lender consent is mandatory |
| Tax credits / incentives (HTC, NMTC, TIF, abatements) | Up to 10%–25%+ of capex in eligible deals | Historic, low-income, catalytic sites | Complex closes; timing risk; legal fees mount fast |
| Credit-tenant lease (CTL) / ground lease structures | Debt sized to long IG lease; leasehold loans can push 85%–100% of cost | Single-tenant, long-term, investment-grade credit | Narrow use case; covenant heavy; re-tenanting risk is brutal if credit leaves |
| Cross-collateral / cash collateral | Varies | Strong sponsors pledging outside assets | It’s still equity—just coming from a different pocket |
We’re a credit structuring and placement team. Our work is simple to say and hard to do: build a lender-grade file, size max senior proceeds, and stack the right mix of mezzanine, preferred equity, C-PACE, seller carry, and incentives—so the numbers clear the tests and the documents hang together. We coordinate approvals with senior lenders, junior capital, and counsel. If the asset and sponsor qualify, we close the gap between what the bank will fund and what the deal needs. All of it is subject to underwriting and market terms—no gimmicks, no “guaranteed” money.
Send the deck, trailing financials, business plan, and a clean sources/uses. We’ll tell you straight if the stack is viable and what it will cost.
Bridge the Funding GapThis article is informational. Terms vary by lender, asset, and market conditions. Any placement depends on full underwriting, third-party reports, and executed intercreditor and security documents.
Submit your deal using our secure intake form, and receive a quote within 1-3 business days. Existing clients can connect with their relationship manager through our secure web portal.
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promptly reviewed, and all communications are conducted through the intake form or the client portal for a seamless and secure process.
Thank you for considering working with us. A nominal fee of US$500 is required upon completion of each form. This fee covers the time and effort we invest in reviewing your submission and crafting a thorough proposal. We receive numerous inquiries and prioritize those that carry this fee, ensuring serious applicants receive prompt attention.
Tap into solutions like letters of credit, bank guarantees, and payment facilitation. We address the challenge of global transaction risk through structured strategies that foster cross-border growth. Complete the form to unlock streamlined funding aligned with your commercial objectives.
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Submit a RequestOnce we receive your submission, our team will review your information to determine feasibility. If eligible, you will receive a proposal or term sheet within 1–3 business days. Visit our FAQ and Procedure pages for more information.
Disclaimer: Financely provides financing based on due diligence and feasibility. Approval is not guaranteed, and past performance does not predict future outcomes. All terms are subject to review. Financely primarily assists with structuring and distribution. Qualified parties carry out the project if the client approves the proposal.
Financely advises growth-focused businesses on accessing capital by introducing their opportunities to professional investors. Financely is not a securities broker or dealer. Where appropriate, engagements are coordinated with regulated broker-dealers, investment banks, legal counsel, and other specialists.
Financely does not solicit, offer, or accept orders to buy or sell securities and makes no assurance regarding capital-raising outcomes.
Services are strictly business-to-business. Financely does not provide personal finance, consumer credit, or retail advisory services.
Advisory services are reserved for post-revenue companies that recognize the time and resources required for professional underwriting.
All mandates start with an RFQ. We review submissions, issue a brief Go/No-Go memo, and where bankable, release a Term Sheet that leads to funding. We arrange capital across Senior Secured, Unitranche, Second Lien/Mezzanine, Preferred Equity, and Gap Solutions. We do not process deals by email or chat.
Letters of Credit, Standby LCs, Confirmations, Receivables Finance, and Inventory Lines with control.
Funding arranged for trade flows with instruments sized to your cycle and aligned to delivery and settlement.
Move forward to secure working capital and keep goods moving. Submit the RFQ to start underwriting for funding.
Limited or non-recourse structures for energy and infrastructure with lender-ready materials.
Funding solutions aligned to project cash flows with credible covenants and conditions to reach notice to proceed.
Advance the file to termable status. Submit the RFQ so we can underwrite and secure funding.
Debt and Preferred solutions anchored on cash flow, Quality of Earnings, and clear closing mechanics.
Funding across senior, unitranche, and preferred to match stable cash flows and acquisition timelines.
Get financed on workable terms for closing. Submit the RFQ to start underwriting.
Acquisition, development, bridge, and refinance with lender-ready packs and third-party reports managed.
Funding calibrated to DSCR, leverage, and tenancy with terms designed to close.
Move to a financeable package. Submit the RFQ to initiate underwriting for funding.
KYC and Source of Funds required. Engagements are best-efforts and subject to underwriting. Preference for operating companies with meaningful revenue. See our FAQ and Procedure.
Financely Inc. (“Financely”) provides corporate-finance advice and is wholly owned by Aurora Bay Trust, a trust formed under Bahamian law, together with its authorized affiliates. Depending on deal structure, jurisdiction, and local rules, engagements may be carried out through Financely Group LLC, a non-deposit-taking, non-banking financial company; Ashford Capital Advisory LLC; or another related entity.
Financely and its affiliates are not registered as securities broker-dealers and do not execute securities transactions or hold client funds or securities. When a mandate involves the purchase or sale of securities and a registered intermediary is required, any orders are introduced to and executed by one or more independent U.S. broker-dealers registered with the SEC and FINRA. Those broker-dealers are solely responsible for trade execution, custody, and related regulatory obligations. Nothing in this material constitutes an offer, solicitation, or recommendation to buy or sell any security or to engage in any specific transaction. Before engaging Financely Group LLC, Ashford Capital Advisory LLC, or any affiliate, you are responsible for confirming that such engagement complies with your own legal, regulatory, tax, and other requirements. In the United States, certain advisory activities may be conducted in reliance on exemptions available under the Investment Advisers Act of 1940, including the “foreign private adviser” exemption where applicable. Our services and regulatory status may vary by jurisdiction and by transaction type.
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