Real Estate and Acquisitions Capital Raising for Independent Sponsors
Close with certainty. We package funding, underwriting, and paper so independent sponsors in Real Estate and M&A can raise capital deal by deal without hiring a full platform team. You get debt and equity sourced, diligence organized, and sponsor economics protected inside a clean JV waterfall.
Snapshot:
21-day sprint to term sheets and investor readiness. Target deal sizes $5M to $300M. Senior, unitranche, and mezz lender outreach plus LP equity syndication. IC-ready model, JV waterfall, lender brief, and compliance pack included. Optional KP and guarantor solutions for CRE.
Who This Is For
Independent Sponsors
- Deal-by-deal sponsors without a committed fund.
- Searchers and operators stepping into control positions.
- Co-GPs needing lender and LP credibility fast.
Transaction Profiles
- M&A:
EBITDA positive, clean cash conversion, defensible moat.
- CRE:
Value-add, core-plus, or development with clear lease-up or sale plan.
- Close timelines inside 45 to 120 days.
What You Get
| Pillar |
Deliverable |
| Funding |
Lender map and outreach to 12 to 20 senior, unitranche, or mezz providers. LP equity syndication to a targeted family office and PE co-invest list. Term sheet tracker with CPs and dates. |
| Underwriting |
Deal model with sensitivities and covenant pack. Red-flag memo. Vendor shortlists and scopes for QoE or QofR and key third parties with quotes. |
| Docs |
Two-page lender brief and 10 to 12 page IC memo. Sponsor and LP JV term sheet with waterfall and decision rights. For CRE, capex and draw schedule with overrun controls. |
| KP and Guarantors |
Introductions for balance-sheet support on carve-outs and completion risk. Back-to-back indemnities and fee terming. CRE only, where needed. |
| Compliance |
Reg D 506(c) or 506(b) path, subscription docs, blue-sky plan, investor onboarding and KYC checklist, wire-ready pack. |
| Reporting |
Monthly lender and LP templates, covenant workbook, variance bridges, and distribution waterfall files. |
How It Works
- Eligibility screen.
Send teaser or broker book, financials, and a short deal note. We confirm scope and fit.
- Kickoff.
NDA, intake, data room index, model baseline, lender and LP target list.
- Outreach.
Wave one to lenders and LPs. Red-flag memo and initial sensitivities shared.
- Structuring.
JV waterfall, governance, covenants, overrun rules, and hedging plan if needed.
- Term sheets.
Negotiate economics and controls. Issue CP checklist and closing calendar.
- Close and handoff.
Final selections, signing path, reporting pack set for month one.
Modules by Deal Type
CRE Capital Stack
Senior loan, mezz where suitable, LP equity, and GP coin. Cost-to-complete analysis, GMP checks, contingency and draw governance.
M&A Financing
Senior cash flow or ABL, unitranche, seller note if available, and LP equity. Working capital peg and covenants aligned to the plan.
Sponsor Economics
Promote tiers, catch-up, step-ups at IRR or MOIC hurdles. Monitoring fee calibration to keep alignment clean.
Pricing and Fees
| Component |
Range / Basis |
Notes |
| Retainer |
USD 59,500 |
Covers 21-day sprint, drafting, outreach, and coordination. Third-party costs are pass-through. |
| Success Fee |
2.5% of funded proceeds |
Payable at close on new debt and equity arranged. |
| KP and Guarantor Placement |
1.0% of guaranteed debt |
CRE only and subject to underwriting and availability. |
| Legal and Vendors |
At cost |
QoE, title, survey, insurance, and counsel billed directly to client. |
Eligibility and Data Room Checklist
- Three years of financials, YTD monthly, and KPI deck. QoE or QofR if available.
- Customer or tenant concentration, churn and expiries, pricing, backlog or pipeline detail.
- Working capital cycles, seasonality, capex plan, and maintenance reserves.
- Org chart, key bios, compensation, and retention plan.
- SPA or PSA status, sources and uses, and pro forma structure.
- Model with downside cases and covenant headroom.
- Legal and tax flags with a mitigation path. ESG or permits where relevant.
21-Day Sprint Timeline
| Phase |
Days |
Output |
| Day 1 to 3 |
Intake |
Data room open, model baseline, lender and LP list final. |
| Day 4 to 10 |
Outreach |
Wave one sent, red-flag memo, JV and waterfall draft. |
| Day 11 to 17 |
Term sheets |
Negotiation and CP checklist. IC-ready memo issued. |
| Day 18 to 21 |
Selection |
Final selects, signing path, closing calendar and reporting pack. |
Risk Reversal
If you do not receive at least two financeable term sheets by Day 21, we continue working for 30 more days with no extra advisory fee or we credit fifty percent of the retainer to your next mandate. Your choice.
FAQs
Do you guarantee funding?
No. We run a tight process, real outreach, and term sheet velocity. Outcome depends on deal quality and market conditions.
Will banks and LPs accept the materials?
Yes. Materials are designed for credit committees and investment committees. We engage early with the lead lender and anchor LPs.
Minimum deal size?
$5M enterprise value or total project cost and up. Smaller add-ons are case by case inside a platform strategy.
Do you co-invest?
Case by case and typically small sponsor-level checks. Not required for engagement.
Request Your Term Sheet
Share target, size, timeline, and current materials. We will respond with eligibility and a 21-day plan.
Request Terms
Disclaimer: Financely acts as arranger and advisor through regulated partners. We do not hold client funds. All capital raises are subject to underwriting, KYC, AML, sanctions screening, legal documentation, security perfection, and approvals by lending counterparties and investors. Professional audience only.