We provide lender-ready capital raise packaging and debt or equity placement support for business owners and buyers looking to secure serious term sheets and close funding on a defined timeline.
For business owners and acquirers pursuing private debt or equity, submit your deal for review. We revert within one working day with next steps and either a quote for our services.
For pre-submission discussions, we offer paid consultations. To initiate underwriting and lender outreach, submit the deal.
Commercial Real Estate Capital Raising
If you are a first-time developer or an independent sponsor, the hard part is rarely finding a property. The hard part is getting the full capital stack committed on a closing timeline that does not collapse your deal.
This page gives you a practical framework for US transactions in 2026: how to structure debt and equity, pick the right Reg D route, build a qualified investor and lender list, run outreach from a CRM, and move from “interest” to signed commitments with legal discipline.
Commercial Real Estate credit is still open, but not casual. Bank credit committees are selective, with close scrutiny on leverage, debt service coverage, sponsor experience, and exit logic. Federal Reserve survey data published in early 2026 also signals modest tightening for construction and land development in net terms, even while some demand indicators remain active. Your file quality now has direct impact on pricing, structure, and speed.
For beginners, this has one implication: if your package is weak, you do not get “maybe.” You get silence, delay, or a decline. If your package is lender-ready and your securities process is clean, you can still close.
A bankable raise starts with a clear stack, then legal route, then distribution. Many founders reverse this order and burn time with random outreach.
| Capital Layer | Typical Use | What Providers Check First | Common Beginner Mistake |
|---|---|---|---|
| Senior Debt | Core acquisition or construction funding, usually first lien | LTV or LTC, DSCR or debt yield, guarantor strength, sponsor execution record, appraisal | Assuming leverage is fixed before underwriting package is complete |
| Mezzanine Debt | Bridges the gap between senior debt and sponsor equity | Intercreditor terms, cash flow cushion, downside collateral path | Negotiating pricing before intercreditor framework exists |
| Preferred Equity | Gap capital with negotiated priority return and control rights | Waterfall clarity, governance protections, exit timing | Vague waterfall language that triggers later disputes |
| Sponsor Equity | Skin-in-the-game capital and alignment signal | Source of funds, liquidity proof, timing of equity contribution | Overstating available cash without documentary evidence |
Practical rule: start by fixing your capital gap numerically. Example: Purchase price + closing costs + reserves + capex, minus firm senior debt quote and sponsor cash. The remainder is your mezzanine, preferred equity, or co-invest requirement. Keep this in one version-controlled model before you market anything.
If you are raising private securities capital, your communication strategy must match your exemption route before outreach starts. Do not post first and ask counsel later.
Used for private placements without general solicitation. You can raise from accredited investors and, if structured correctly, from a limited number of sophisticated non-accredited investors. Best fit when you already have relationship-driven access to investors and can keep distribution private.
Reference: SEC Rule 506(b) overview.
Allows broad advertising, but every purchaser must be accredited and accreditation must be verified with reasonable steps. Best fit when you need scalable outreach and can support verification workflow and compliant records.
Reference: SEC Rule 506(c) overview and SEC verification guidance.
After first sale, Form D filing deadlines matter. Build the filing calendar before launch, not after funding lands. See SEC Form D filing page and SEC Form D FAQs.
State notice filings and fees are handled through the NASAA EFD system in participating states. Build this into your close checklist from day one.
Where regulated placement activity is involved, broker-dealer rules are not optional. If transaction-based compensation is in scope, the legal analysis must be done before launch. See SEC’s Guide to Broker-Dealer Registration and FINRA’s Private Placements page.
A workable list is not a random spreadsheet of names. It is segmented by check size, asset preference, return profile, and process speed.
| List Segment | Minimum Data Fields | Why It Matters |
|---|---|---|
| Equity Investors | Entity type, average ticket, target markets, hold period, return target, governance sensitivity | You prevent mismatched outreach and avoid dead meetings |
| Senior Lenders | Asset classes, leverage bands, recourse stance, DSCR policy, committee cycle, rate grid | You run debt quotes like a process, not a guessing game |
| Gap Capital Providers | Mezzanine or preferred equity style, intercreditor appetite, downside protections | You close the equity gap faster with pre-mapped terms |
For bank mapping in the US, use primary data sources such as FDIC BankFind. For credit-cycle context, review the Federal Reserve’s Senior Loan Officer Opinion Survey. For multifamily product lanes, review HUD multifamily programs and Fannie Mae multifamily options.
If your CRM does not track compliance and funding probability in one system, it will fail under volume. Keep the structure tight.
Compliance control: lock outbound templates by exemption route. 506(b) distribution should not mix with public-facing 506(c) style messaging. Keep a message archive tied to each lead record.
Distribution is a legal workflow, not just marketing. Your process should include counsel-approved materials, channel controls, and disclosure consistency.
| Step | Action | Output |
|---|---|---|
| 1 | Choose exemption route and finalize offering documents with counsel | Approved legal pack and communication rules |
| 2 | Segment investor and lender list by fit and speed | Targeted outreach universe with priority ranking |
| 3 | Launch controlled outreach through CRM | Auditable contact and disclosure history |
| 4 | Run debt and equity negotiations in parallel | Competing term sheets and better stack leverage |
| 5 | Move selected counterparties to confirmatory diligence | Final IC memos, legal docs, close path |
Our model is built for execution, not endless calls. We operate as a transaction-led capital advisory desk with a defined workflow.
We review deal documents, capitalization needs, sponsor profile, and close timeline. We define what is financeable now and what must be fixed first.
We structure senior debt, gap capital, and equity path into one coherent close plan with required conditions and sequencing.
We distribute to relevant lenders and capital providers based on ticket size, asset profile, and committee cadence.
We coordinate negotiation points, document track, and condition clearing until close or written decline.
Learn how our process works on How It Works and review our core mandate scope on What We Do. If you already have a live transaction, submit through Deal Submission.
Reality check: no adviser can promise a close before underwriting and market feedback. Any party that guarantees funding without a full file review is a risk event for your deal.
If you are under LOI, PSA, or have an active close date, we can structure and distribute your stack with a process built for speed and document control.
Yes, if the deal is structured realistically and the package is complete. First-time sponsors usually need tighter governance, clearer reporting commitments, and stronger third-party support in underwriting and legal documentation.
It depends on your distribution model. If you are relationship-led and private, 506(b) may fit. If you need broader outreach, 506(c) can fit, but accredited investor verification must be handled correctly for all purchasers.
Live transactions can move in weeks when documents are complete and counterparties are pre-matched. Weak files can stretch for months. Process quality is usually the biggest variable.
Sometimes. More often, a blended solution works better: senior debt plus mezzanine or preferred equity plus sponsor cash. Pure debt on an undercapitalized stack can be rejected on risk grounds.
In many Rule 506 raises, yes. Build this into your legal and closing calendar, with state notice filings where required through participating systems.
Yes, in many cases, subject to your exemption route, investor eligibility, sanctions screening, tax structuring, and legal documentation.
Financial model, sources and uses, sponsor profile, asset summary, draft legal disclosures, timeline, and third-party reports where available. If these are missing, outreach quality drops immediately.
Underwriting support, stack structuring, market distribution, term sheet handling, and close coordination with a transaction-first process.
Regulatory and legal disclaimer: This content is provided for general informational purposes only and is not legal, tax, accounting, or investment advice. Nothing on this page is an offer to sell or a solicitation to buy securities. Any securities offering may be made only through legally compliant offering materials and only in jurisdictions where permitted. Exemption selection, investor qualification, bad actor checks, filing duties, and compensation structure should be reviewed by qualified US securities counsel before any raise. Financing outcomes depend on underwriting, market conditions, counterparty credit appetite, and complete documentation.
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.
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Email supportdesk@financely-group.com for general enquiries, press & partnership requests.
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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