Office Building Lending No Upfront Fees Winston Rowe Associates

Real Estate Investing

Winston Rowe & Associates specializes in providing national office building financing. They can structure purchase, construction, or the refinance an existing office building.

They do all of this without upfront or advance fees to process and perform the due diligence for your shopping center transaction.

For more information office building financing, prospective clients can speak directly to a principle at Winston Rowe & Associates at 248-246-2243 or email them at processing@winstonrowe.com or check them out online at http://www.winstonrowe.com

Office building financing is available starting at $500,000 up to $500 million plus. With loan to value up to 75% is available with adjustable and fixed rate programs that can be amortized up to 30 years.

The best terms and rates are available through your CMBS program which is available for loans starting at $10 million.

Winston Rowe & Associates has the knowledge and experience to assist clients in structuring office building financing that best suits your needs. Their experience in the commercial real estate finance industry also allows them to procure the most competitive interest rates on the market.

They have no upfront fee commercial office loan programs in the following states.

Alabama, Alaska, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine,  Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee,   Texas, Utah, Vermont, Virginia,   Washington, Washington DC, West Virginia, Wisconsin, Wyoming

Hard Money Loans Nationwide No Upfront Fees

WINSTON ROWE & ASSOCIATES

PROCESSING@WINSTONROWE.COM

248-246-2243

At Winston Rowe & Associates, a no upfront fee a full service hard money commercial bridge lender offers their clients direct access to the most aggressive and competitive bridge loan solutions in the commercial real estate industry.

Whether you are in need of short term financing, such as a private capital, private equity and traditional permanent financing, they work with clients to structure a transaction that will meet or exceed their expectations.

Hard Money Bridge Loan Solutions:

• Never an Upfront or Advance Fee To Process Your Request
• Close in Two Weeks (complete submission required)
• National Coverage
• All Commercial Real Estate Types Considered
• Maximum Loan to Value 60% Loan Amounts
• From $400,000 to 500,000,000.
• Purchase, Refinance and Cash Out

Winston Rowe & Associates provides no upfront fee commercial loans in the following states.

Alabama, Alaska, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, Virginia, Washington, Washington DC, West Virginia, Wisconsin, Wyoming

Commercial Bridge Loans & How They Work Winston Rowe & Associates

COMMERCIAL BRIDGE LOANS WEBISTE

Winston Rowe & Associates, a national no advance fee commercial bridge loan advisory and finance firm that can close a loan in 2 weeks has prepared this article to provide prospective clients with a general understanding of how bridge loans work and potential applications.

Commercial real estate investors can always speak to a principle at Winston Rowe & Associates for more information about commercial real estate bridge loans at 248-246-2243 or email them at processing@winstonrowe.com or check them out online at http://www.winstonrowe.com

Why Commercial Real Estate Investors Need Bridge Loans:

You have a commercial building that is providing positive income. The financing is set to run out in 2013. The Congress and the President have finally pushed us off the fiscal cliff and you realize that the balloon payment you have coming due in 2013 is going to be nearly impossible to meet. What do you do?

Banks aren’t lending, and your loan has been rejected by your current bank, you can always opt for private firms for commercial bridge loans.

Winston Rowe & Associates is there to help. They have a two week close time frame and aggressive pricing – with zero advance fees.

Opportunistic Real Estate Investing:

Winston Rowe & Associates receives many inquiries from prospective commercial real estate investors that have an opportunity to purchase a property at a deep discount. This may be at a balloon payment, auction, or a bank note or a property in bankruptcy.

Stabilizing Cash Out Bridge Loans with Takeout Financing:

Commercial real estate investors that need cash for various reasons such as; improvements, back taxes, or to acquire another commercial asset can utilize bridge loans for this purpose. Many conventional commercial mortgages do not allow for cash out.

Winston Rowe & Associates are experts with these types of transactions. They have solutions for short term bridge loans with takeout conventional financing – that can close in 2 weeks.

Bridge Loan Structures:

While you can comfortably expect to get a maximum 60% to 65% loan to value financing for your income producing commercial real estate investment through a bridge loan and 50% for vacant property or unimproved land.

The minimum loan amount for commercial bridge loans with Winston Rowe & Associates is $1,000,000 with no limit. Apart from investing in commercial real estate, these funds can also be used toward foreclosure or debtor in possession chapter 11 bankruptcy bail out, partner buyouts, rehabilitating existing properties, for discounted mortgage buybacks, etc.

What Types of Properties Can Get a Bridge Loan:

Commercial real estate investors have been turning to Winston Rowe & Associates because of their private banking approach, Midwestern values and deep understanding of the commercial real estate vertical markets.

Winston Rowe & Associates specializes in all types of commercial properties for bridge loans however; income producing apartment and multi-family buildings, shopping centers, retail strips, office buildings and industrial buildings are the favorite types.

However, they consider all commercial real estate types.

They have no upfront fee national commercial bridge loan finance programs in the following states.

Alabama, Alaska, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine,  Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee,   Texas, Utah, Vermont, Virginia,   Washington, Washington DC, West Virginia, Wisconsin, Wyoming

Close In Two Weeks Bridge Loans Interest Only No Up Front Fee

WINSTON ROWE & ASSOCIATES

Winston Rowe & Associates a national no upfront fee commercial real estate advisory and finance firm is pleased to announce commercial bridge loans that can fund in as little as two weeks.

Unlike most commercial bridge loan programs, Winston Rowe & Associates utilizes a streamlined due diligence and underwriting process that does not include the usual advance fees that most bridge lenders charge just to look at a prospective clients transaction.

Commercial real estate investors can always speak to a principle at Winston Rowe & Associates for more information about commercial real estate bridge loans at 248-246-2243 or email them at processing@winstonrowe.com  or check them out online at http://www.winstonrowe.com

Winston Rowe & Associates 2 Week Close Bridge Loan Overview:

• Never an upfront or advance fee

• Financing available in all 50 states

• All commercial property types considered

• Purchase, refinance and cash out options available

• Bridge loans starting at $1,000,000. with no limit

• Interest only rates starting at 8%

• The loan term can be up to 36 months

• Loan to value is 60%

Savvy apartment building investors have been turning to Winston Rowe & Associates because of their private banking approach, Midwestern values and deep understanding of the commercial real estate vertical markets.

They have no upfront fee commercial bridge loan finance programs in the following states.

Alabama, Alaska, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, Virginia, Washington, Washington DC, West Virginia, Wisconsin, Wyoming

State review of Detroit finances finds ‘serious problem,’ calls for action

WINSTON ROWE & ASSOCIATES WEBSITE

 

Detroit — The state has completed its most recent review of Detroit’s finances and found “a serious financial problem” that merits further action, state officials said late Friday.

The review, which began Tuesday and could have taken up to 30 days, was completed in four, with the result possibly moving the city closer to an emergency financial manager. According to a statement released late Friday by state Treasury spokesman Terry Stanton, the review found: The city violated a state law that requires it to amend its budget “as soon as it becomes apparent that such an amendment is necessary.”

The city continues to show “significant cash flow problems” and expects a deficit at the end of its fiscal year on June 30. “Due to financial reporting problems, city projections change from month to month, making it difficult to make informed decisions regarding its fiscal health.” A cash flow estimate in August projected the city’s deficit would be $62 million by the end of the fiscal year. But estimates for October and November saw that number climb to $84 million and $122 million, respectively.

The city has not filed an adequate deficit elimination plan with the Treasury Department for the fiscal year that ended June 30, 2011. The next step, under the state’s Public Act 72, is to appoint a review team that will examine the city’s finances further, Stanton said, adding: “There is no statutory timelines in which that appointment must occur.” Detroit Mayor Dave Bing downplayed the announcement. In a statement released late Friday, he said: “This is part of the process. There is nothing new here. We continue to be focused on our financial restructuring plan.” State lawmakers during a marathon lame-duck session late Thursday approved a new emergency manager bill that has yet to be signed by Gov. Rick Snyder.

But even if that bill becomes law, it “would not take effect until late March and therefore would have no bearing on the current review,” the statement said. In an interview with The Detroit News editorial board earlier Friday, Snyder said he’s not ruling out bankruptcy for Detroit if an emergency financial manager is appointed, but his goal would be to first exhaust other options. Snyder, who has ordered a 30-day review of Detroit’s finances that could lead to the appointment of a financial manager, said it “wouldn’t be surprising” if the review came up with “very difficult conclusions” than what’s known now. “I don’t think (bankruptcy’s) a foregone conclusion,” Snyder said. in the interview. “I think it’s important to let the review team come back and do an updated assessment on where the facts are, because again, that’s a moving target. So I think the review team report is very important in terms of seeing what’s in there.”

The governor said he doesn’t want to imply “we’re going to go towards bankruptcy” but he wants to do what’s best for the city and its long-term liabilities. Snyder said that in hindsight, he would have “been more aggressive in the consent agreement or look at other options” in terms of forcing the city to restructure and control spending.

City officials have been at odds with the state over Detroit’s dwindling cash and the state’s reluctance to issue needed bond money because certain milestones have been missed. “This is new ground that we’re covering,” Snyder said. “And compared to the old ways things were operating in Detroit, I would still say, even with this path, it’s been an improvement. Again, my goal is not to run cities, Detroit or anyplace else.” The governor said he would not want to see a “free falling” Chapter 9 bankruptcy filing in which everyone throws up their hands over an insurmountable problem, “because the track record there is terrible.” “If (Chapter) 9 was to be seriously considered, one should be very thoughtful and careful about doing it and work very diligently to make sure every other option’s been considered, properly analyzed and understand what the path would be,” he said. Snyder said that an immediate settlement with creditors is an option, but he’s not engaged in any discussions to that effect.

The creation of the new and revised emergency management law, the governor said, “was to listen to what the people said in November.” “I think the loudest message that came out is there is a desire to have more local involvement in the whole process,” Snyder said. Snyder said the bill gives cities choices that allow them to control reform with accountability in place.

Since the law won’t go into effect until March, Detroit will still be governed under Public Act 72, Snyder said. Meanwhile Friday, Moody’s Investor Service stated in its weekly credit outlook that the state treasurer’s review of Detroit’s finances could lead to an emergency financial manager appointment and help stabilize the city’s finances. But it heightens the “probability of a potential Chapter 9 bankruptcy,” Moody’s said. “It is unclear at this time if the EFM would have sole authority over all of the city’s financial affairs or the sole legal authority to take actions related to existing contracts and obligations,” the report said. “Moreover, decisions made by the EFM could be stymied by legal challenges from the effected stakeholders, delaying or negating the possibility of any positive impacts.”

Hotel Transactions Set to Surge In 2013

WINSTON ROWE & ASSOCIATES HOTEL INVESTING

Through the first five months of the year, the pace of hotel transactions has been steady and strong, but not spectacular. That could soon be about to change, according to many lodging leaders at the NYU International Hospitality Industry Investment Conference.

More Money Available for Construction Transwestern Welcomes New EVP in Chicago MetLife Joint Venture Buys Constitution Center in Washington, D.C.JLL: Convention Center Re-Dos Can Raise Millions for Hotels Should Apartment Landlords Worry About an Improving Housing Market? More Latest News

“There was an expectation that assets would be dumped on the market,” said Art Adler, Jones Lang LaSalle Hotels’ managing director and CEO of the Americas, during a general session Tuesday at the Marriott Marquis Times Square. “Lenders are more disciplined now. A great deleveraging is coming in the next five years. There will be epic transaction volume … More mega deals are coming this year.”

Jones Lang LaSalle Hotels, which tracks transactions $10 million and up, reports U.S. deal volume reached $5.1 billion through May. The five-month mark is off last year’s total of $6.4 billion. The number does not include the $1.9 billion Blackstone purchase of Motel 6 that hasn’t closed yet. Nor does it count note sales, foreclosures or other loan-to-own recapitalizations that would increase the transaction volume by 50%, estimated Larry Wolfe, Eastdil Secured’s senior managing director. If it were counted, lodging’s deal volume would be at 2005 and 2006 levels, he said during the panel with Adler.

Despite an uneven economic recovery in the U.S. and continued concerns over Europe, operating performance continues to climb. Supply growth is at historic lows, while demand reaches new highs. Revenue per available room will climb 5.5% this year and another 5.4% next year, according to STR Chairman Randy Smith. And in 18 months, RevPAR will reach 2007 peak levels.

Steve Rushmore, HVS founder, followed Smith on stage Monday and called today’s lodging environment the “best hotel buying opportunity in the U.S. since 1991.” After falling 31% in 2009, hotel values have risen 17% in 2010, 20% last year and HVS projects 17% increases this year and next. For that reason, Rushmore believes single-asset transactions will be down this year while owners hold their assets to take advantage of the rise in values.

Office Building Investments Making A Comeback 2013

WINSTON ROWE & ASSOCIATES WEBSITE

248-246-2243

PROCESSING@WINSTONROWE.COM

While suburban office markets gained more occupied stock than CBD properties in absolute terms, the figures do not look as impressive once relative measures are considered. Since suburban markets are about twice as large as CBDs (80 percent of all office construction from 1990 to 2010 occurred in suburban areas), occupied stock increased by about the same relative pace: around 0.8 percent over the last five quarters, relative to end-2010 figures.

At 18.8 percent, suburban office vacancies remain 450 basis points higher than CBD vacancies, which ended the first quarter of 2012 at 14.3 percent. CBD vacancies fell by 50 basis points from end-2010 to the first quarter of 2012, while suburban vacancies fell by 30 basis points.

The recession ended in June 2009, but economic growth and job creation has been very measured and office leasing has not been very robust. Although the pace of job creation increased slightly over the first four months of 2012, posting an average monthly gain of 200,750, office-using employment has not increased as fast as total job figures. Total employment increased by 1.6 percent year-over-year from the first quarter of 2011 to the first quarter of 2012; the comparable figure is only 1.3 percent for office-using employment.

 Since many of the net job gains over the past 18 months have been in the education, healthcare and ospitality sectors, demand for office space has remained subdued.

 National office vacancies fell only by a scant 40 basis points since it peaked at the end of 2010 at 17.6 percent, down to 17.2 percent by the first quarter of 2012. During healthier times, office sector vacancies could drop 40 basis points in a single quarter.

 “With the pie of office leasing not growing quickly, both CBD and suburban areas may be posting improvements, but CBD properties are capturing more of the underlying gains,” notes Michael Steinberg, an analyst at Reis. As mentioned previously, CBD vacancies fell at a faster pace than suburban vacancies. At $29.64 per sq. ft., CBD effective rents are well past where they bottomed in 2010, having risen by 3.9 percent since the first quarter of 2010. By contrast, at $19.01 per sq. ft., suburban effective rents are only 0.2 percent above levels from the first quarter of 2010.

  It can be argued that CBD gains could have come faster had occupancy growth not slowed starting in mid-2011. Banks, law firms, lenders and other financial services firms that occupy large swaths of CBD office space remain embattled because of the European sovereign debt crisis and the uncertain regulatory environment, and continue to announce layoffs and restructuring efforts. A convincing argument can also be made, however, that bank layoffs and failures will not affect just CBD office markets: Suburban branches of embattled lenders can be shut down, perhaps more easily, than bank headquarters located in central business districts.

 The trends we discussed in December 2010 remain in force, and will continue to exert downward pressure on suburban office fundamentals.

 First, with single-family home prices continuing to remain near the bottom, job growth may remain depressed in suburban areas.

 Second, technology and infrastructure that enable telecommuting like VPN access or free or low-cost videoconferencing may dampen demand more, on the margin, for suburban office space, vis-à-vis downtown headquarters where face-to-face meetings typically prefer to be held.

 Finally, CBD office space remains cheap relative to suburban office space, given that CBD landlords had to lower rents more during the downturn.

 If economic growth accelerates and job creation becomes more dispersed geographically, expect suburban office fundamentals to recover at a faster pace. However, it is likely that CBD office fundamentals will continue to turn in better performance measures over the next three to five years.

 CBD vacancies have been lower than suburban vacancies since 1999 (prior to this, suburban vacancies actually trended lower than CBDs), and Reis does not expect any reversal anytime soon.

2013 APARTMENT BUILDING OUTLOOK

WINSTON ROWE & ASSOCIATES WEBSITE

248-246-2243

PROCESSING@WINSTONROWE.COM

Could further improvements in the housing market dent the current upswing in the apartment market?

More Money Available for ConstructionTranswestern Welcomes New EVP in Chicago MetLife Joint Venture Buys Constitution Center in Washington, D.C.JLL: Convention Center Re-Dos Can Raise Millions for HotelsShould Apartment Landlords Worry About an Improving Housing Market?More Latest News Home prices and sales have recently passed what many believe to be their cyclical trough, coinciding with a slowdown in demand for apartments that was visible in third quarter data.

The timing of both these occurrences suggests that an upturn in the single-family housing market may be contributing to slowing improvements in multifamily fundamentals.

Housing market data releases have been uniformly positive in recent months. Home prices, as represented by the S&P/Case Shiller Composite 20 Index, having been increasing on a month-to-month basis for six straight months. More importantly, year-over-year price growth turned positive during the summer and his been increasing in each month since then.

While we may see some month-over-month declines in prices in the next few releases, this is mainly due to seasonality. Given that the popular home buying seasons have come to an end, distressed sales will make up a bigger share of transactions, putting downward pressure on prices. This, however, will just be temporary. For a better indicator of price movements, we will look to year-over-year changes in the S&P/Case Shiller Composite 20 Index, which should continue to exhibit somewhat healthy increases.

Total housing starts stood at a seasonally adjusted annual rate of 894,000 in October, up 41.9 percent year-over-year with the single-family portion rising 35.3 percent. New home sales were at a seasonally adjusted annual rate of 368,000 in October, a 17.2 percent increase from one year ago (though sales were stagnant month-over-month). Additionally, existing home sales in October totaled 4.79 million units at a seasonally adjusted annual rate, which is 2.1 percent higher than in September and 10.9 percent greater than in October 2011.

While the single-family housing market finally appears to be on the mend, this does not automatically mean less demand for the multifamily sector. Jay Lybik, vice president for market research at Equity Residential, a Chicago-based REIT, tracks move-outs closely and has witnessed little to no change in the number of residents leaving to buy a home.

Data from the National Association of Realtors also shows the percent of sales accounted for by first-time home buyers is flat after spiking due to the Home Buyer Tax Credit, which expired in 2010. Single-family homes that are being purchased by investors for rent cater to different household types than investment-grade multifamily properties. Single-family rentals see households with children as their largest household type compared to investment-grade multifamily properties in which singles dominate, especially in urban locations. And while all of the recent housing data releases have been quite promising, we must remind ourselves that all of these data points are recovering from a very low base. Even though some housing figures are increasing at double-digit year-over-year rates, they are rebounding from historic lows. The housing market is not firing on all cylinders.

Families are still burdened by underwater mortgages and heightened levels of foreclosures will continue for the foreseeable future. Yes, the market is certainly improving as of late. But then again, when coming out of a historic housing market meltdown, it does not take much to exhibit improvement. Another reason for continued optimism for apartments in the face of an improving housing market is the increasing popularity of urban living.

The post-war era in America saw a great migration out of cities and into the suburbs. Suburban expansion brought with it an explosion in demand for home ownership. The suburbs provided the parents of the baby boom generation relatively clean, quiet and crime-free towns to raise their kids.

The proliferation of automobiles made suburban living a viable option. However, recent trends suggest a reverse migration away from the suburbs back to the cities. There are several explanations for why the trend has reversed. Urban areas are no longer the hotbed for crime they once were. The surge in gasoline prices over the past decade has made automobiles a less popular mode of transportation, with many now favoring the public transportation provided in cities.

Urban areas also offer higher pay and wage growth. Following a decade or more of stagnant wages, that is a mighty strong incentive for people to move into or closer to cities. While this trend won’t push the apartment demand needle much higher in any one quarter, it is a powerful tailwind for the sector that should not be ignored. There is no reason to discredit the housing market’s recovery.

Recent improvements have been significant, even if the housing market is experiencing a case of lowered expectations given the relative pain endured in the past five years. However, the housing market poses no imminent threat to the multifamily sector. In fact, it is notoriously difficult to trace a direct correlation between single-family home prices and demand for multifamily rentals.

Fundamentals have more to do with supply and demand trends within each property type then any interaction between them.

This is why the forthcoming increase in multifamily supply is the bigger worry for most. Still, we believe the multifamily sector will do just fine in the coming years despite both a wave of new supply and a revived housing market.

Commercial Real Estate Bridge Loan Strategies Winston Rowe & Associates

Bridge Loan Strategies

Winston Rowe & Associates, a no advance fee national commercial real estate bridge loan financing firm has prepared this article to provide an understanding of the approach and methodologies of commercial bridge loans. They listen and are there to help.

Commercial Bridge Loan Advantages:

Commercial real estate investors often times turn to Winston Rowe & Associates with time sensitive, opportunistic or distressed commercial real estate transactions, but do not understand the advantages or structures of commercial bridge (gap) financing.

The ensuing are a few scenarios that commercial bridge are utilized for:

Time Sensitive Scenario:

A commercial investor owner has a performing (cash flowing) property with a balloon payment coming due in a month or the current lender has decided not accept payments.

The problem is they can’t get conventional financing in the short time frame and are at risk of losing their property.

In this scenario, the commercial real estate investor can take advantage of a bridge loans short time frame to fund. This will prevent the loss of the property and provide the additional time for the commercial real estate investor to obtain more favorable long term financing.

Opportunistic Scenario:

Winston Rowe & Associates receives many inquiries from prospective commercial real estate investors that have an opportunity to purchase a property at a deep discount. This may be at an auction, or a bank note or a property in bankruptcy.

Discount Note Payoff Scenario:

This is very common in today’s banking climate. Commercial real estate investors are approached by their current mortgage holder (bank) and are offered a discount if they agree to take their business else ware, for various reasons. Bridge loans are an excellent option in this scenario because the faster a borrower can move the better discount they can receive.

Stabilizing Cash Out Bridge Loans with Takeout Financing:

Commercial real estate investors that need cash for various reasons such as; improvements, back taxes, or to acquire another commercial asset can utilize bridge loans for this purpose. Many conventional commercial mortgages do not allow for cash out.

Winston Rowe & Associates are experts with these types of transactions. They have solutions for short term bridge loans with takeout conventional financing.

Debtor in Possession Bankruptcy Financing:

Chapter 11 Business Bankruptcy filed in US District Court Debtor in Possession Financing is a bridge loan solution to have a fast exit from the bankruptcy.

Winston Rowe & Associates is skilled at working with borrowers and their creditors to develop a plan of reorganization (POR) to assist commercial real estate investors with their debtor in possession proceedings.

They have no upfront fee commercial bridge loan finance programs in the following states.

Alabama, Alaska, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine,  Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee,   Texas, Utah, Vermont, Virginia,   Washington, Washington DC, West Virginia, Wisconsin, Wyoming

Commercial Loan Due Diligence Review

REVIEW WINSTON ROWE & ASSOCIATES

Winston Rowe & Associates utilizes a best efforts approach to perform the necessary due diligence for their clients, pursuant to our executed Letter of Interest.

Overview:

Winston Rowe & Associates initial due diligence is a client driven process. It’s important that requested supporting documents be submitted in a timely manner.

Prospective Client’s must request a transaction summary, from Winston Rowe & Associates that must be submitted via email in a MS Word format for Winston Rowe & Associates to consider you as a client.

Incomplete transaction summary documents will not be processed.

It’s important to note that if you are a broker, consultant or intermediary submitting a transaction, that it includes the prospective clients contact information.

Without it, Winston Rowe & Associates will not process your transaction.

Upon acceptance of the transaction summary, the ensuing steps are an overview of the process.  Please note; private equity transactions require different engagement and due diligence procedures.

Step 1 Transaction Summary:

Upon receipt of the transaction summary, it will be reviewed by Winston Rowe & Associates. If the proposed transaction appears to meet Winston Rowe & Associates pre-determined capital source(s) lending criteria it will be submitted for review.

Step 2 Processing & Due Diligence:

If there is an interest from the pre-determined capital source, Winston Rowe & Associates will schedule a conference call and then provide to the prospective client a list of supporting documentation needed to begin the initial processing and due diligence to prepare the proposed transaction for underwriting.

The initial due diligence will include the collecting and analyzing the supporting documentation pursuant to the transaction.

Winston Rowe & Associates utilizes a global approach during the initial due diligence. This approach includes the review of all business and personal financial documents.

If it is found that there is a material misrepresentation of the transaction by the client’s representative or the client. The transaction will be terminated.

Step 3 Submissions For Underwriting:

Once Winston Rowe & Associates completes the initial due diligence of the proposed transaction it will be submitted to the pre-determined capital source for underwriting.

During the underwriting phase of the the proposed transaction. Winston Rowe & Associates may require additional supporting documentation.

Upon completion of underwriting the pre-determined capital sources will issue general terms and conditions defined within a Letter of Interest or conditional Commitment Documents.

Step 4 Commitment Documents, Reports & Loan Closing:

The client will be placed in direct contact with the capital source to finalize the transaction.

Once the proposed transaction has completed underwriting; property reports are then ordered.

These reports are paid for directly prior to funding by the prospective client which include; appraisals, surveys and studies. Report types vary according to real estate type.

When the necessary property reports are completed. The title work is ordered and a closing is scheduled.

Marketing Strategies For Shopping Centers Winston Rowe & Associates

SHOPPING MALL LENDERS

 

Winston Rowe & Associates, a national no advance fee commercial real estate advisory firm has prepared this article to provide marketing strategies for Shopping Center investors.

When you manage and lease a retail mall or shopping center, the marketing process is part of the property function and strategy. Every retail property of this type should have a defined marketing strategy that keeps the customers coming back to the property and the tenant mix.

Shopping center owners can always speak to a principle at Winston Rowe & Associates for more information at 248-246-2243 or email them at processing@winstonrowe.com  or check them out online at http://www.winstonrowe.com

Far too many landlords overlook or ignore the value of the marketing process and just focus on the rent and expenditure control in the property.

The reality of the situation is that customers help the tenants pay the rent, and a successful shopping center will grow and consolidate its market rental profile.

In the medium term that potentially means improved property values for the landlord.

To get a shopping center marketing program underway there are a few factors to be considered. Here are some of those ideas:

Planning the year for the property will allow you to understand the factors of community and business involvement.

That will include festivities, holidays, and local business cycles. Just who visits the property and when? It is an interesting question to consider. Some customers to a property come from unexpected sources such as tourism and local businesses.

Be open to the feedback from the tenants on this subject, they will know just who comes to the property, when they do it, and what they buy.

Tenant involvement should be encouraged in the marketing planning process. Asking the tenants about marketing can open up a diverse set of comments and ideas, some of them will be useful.

Remember that a successful tenant mix will build a successful property investment for the landlord. Tenants should pay for the main part of the marketing plan for the property.

That can be through some fixed percentage of rental paid; the amount can be nominated in the lease for each of the tenants.

The funds for marketing paid by the tenants have nothing to do with the rental of the property and on that basis should be separated from landlord rental payments and outgoings recovery.

Landlords should be involved in the marketing plan and the logic of the issues you are implementing. Some larger landlords may choose to contribute to some of the property marketing on an annual basis.

Customer interaction with your marketing program can be achieved through ‘bag stuffers’, competitions, displays, and mall presentations or special events.

The tenants will have some ideas with this. Local area relevance in the marketing plan can be gained through working with community groups and clubs.

They are likely to have an interest in putting up a regular display or placing a booth in the common area of the shopping mall. Always track and measure the results that you get from the marketing campaign.

Work well in advance so you can create quality promotional campaigns for all concerned.

To reduce the potential for disagreement and disputes with the chosen marketing efforts, if unds permit you can use a marketing expert from a consultancy group.

Use these and other ideas to improve your property performance for all concerned. A successful retail property is a fine balance between the landlord, tenants, and customers.

The leasing or property manager has to refine and tune that balance.

Winston Rowe & Associates has no upfront fee aggressive shopping center finance programs in the following states.

Alabama, Alaska, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine,  Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, Virginia,   Washington, Washington DC, West Virginia, Wisconsin, Wyoming

MICHIGAN RIGHT TO WORK LAW POISED TO PASS

(Reuters) – Michigan legislators on Tuesday approved laws that ban mandatory membership in public-and private-sector unions, dealing a stunning blow to organized labor in the home of the U.S. auto industry. Republican Governor Rick Snyder was poised to sign the bills into law within days.

That would make Michigan the 24th U.S. state with so-called right-to-work laws that prohibit unions from establishing a “closed shop” requiring employees to join unions and contribute dues.

As more than 12,000 unionized workers and supporters protested at the capitol in Lansing, the Republican-dominated House of Representatives gave final approval to the bills.

In less than a week, Michigan was transformed from a bastion of union influence to the verge of joining states, mostly in the South, that have weakened legal protections for unions. While labor leaders decried the legislation, Republican Representative Lisa Lyons said during the debate in the House that the right-to-work laws are not an attack on unions. “This is the day Michigan freed its workers,” she said. Opponents argue that they undermine a basic union tenet of bargaining collectively with employers for better wages, benefits and working conditions.

They also allow workers to opt out of a union, potentially reducing membership. By weakening unions, Republicans also could hurt the Democratic Party, which traditionally receives a significant portion of its funding and grassroots support from labor unions. Supporters of right-to-work say some unions have become too rigid and workers should be given a choice of whether to join.

They also say that a more flexible labor market encourages businesses to invest and open plants in right-to-work states. CRIES OF “SHAME” Right-to-work was approved to cries of “shame” from protesters inside the Capitol building, which was closed to visitors when it reached capacity of 2,200, Michigan State Police Inspector Gene Adamczyk said.

An estimated 10,000 more people demonstrated outside in cold and snowy conditions, including members of the United Auto Workers union, and teachers, who shut down several schools in the state to attend the rally.

A few protesters were ejected from the Capitol after they chanted slogans from the gallery during the debate. Protesters tore down two tents set up for supporters of right-to-work on the grounds of the Capitol but Adamczyk said two people were arrested after scuffling with officers.

The show of force by unionized workers recalled huge rallies in Wisconsin two years ago when Republicans voted to curb public sector unions. Teamsters union national president, Jim Hoffa Jr., whose father Jimmy Hoffa Sr. was one of the nation’s most famous labor leaders and disappeared in 1975 in Michigan, denounced Republican leaders in a speech to the protesters. “Let me tell the governor and all those elected officials who vote for this shameful, divisive bill – there will be repercussions,” Hoffa said. “Some day soon, they will face the voters of Michigan and they will have to explain why they sided with the billionaires to back this destructive legislation.” Unions have accused Snyder of caving in to wealthy Republican business owners who wanted right-to-work passed.

The right-to-work movement has grown in the United States in recent years. Indiana earlier this year became the first state in the industrial Midwest to approve right-to-work and several other states are watching the Michigan action closely. LEGAL CHALLENGES LOOM Wisconsin Republicans in 2011 passed laws severely restricting the power of public sector unions.

While Wisconsin did not attempt to pass right-to-work, the success of Republicans there in curbing powerful unions such as teachers and state workers encouraged politicians in other states to follow suit. Republicans in Michigan also were emboldened by the defeat in the November election of a ballot initiative backed by unions that would have enshrined the right to collective bargaining in the state constitution. Michigan is home of the heavily unionized U.S. auto industry, with some 700 manufacturing plants in the state.

The state has the fifth highest percentage of workers who are union members at 17.5 percent. Only New York, Alaska, Hawaii and Washington state are more heavily unionized. The Detroit area is headquarters for General Motors Co, Ford Motor Co and Chrysler, which is majority owned by Fiat SpA.

The UAW was founded in Michigan after a 1932 protest at a Ford plant in Dearborn left five people dead, increasing public sympathy for industrial workers during the Great Depression and leading to national legislation protecting unions. Democrats and unions have vowed to challenge the new laws in the courts, to try to overturn them in a ballot initiative and possibly oust some Republicans who voted for right-to-work through recall elections.

Democratic Representative Douglas Geiss said right-to-work laws would lead to a resumption of the protests that led to unions some 70 years ago. “There will be fights on the shop floor if many workers announce they will not pay union dues,” Geiss said.

Fixed Shopping Center Financing Zero Upfront Fees

SHOPPING CENTER LENDERS ONLINE

 

Commercial real estate investors are turning to Winston Rowe & Associates for shopping center refinance, purchase and new construction; they offer financing solutions for both large and small shopping centers nationwide.

With Winston Rowe & Associates, clients can expect a no upfront fee streamlined due diligence process that enables them to move quickly to fund a client’s transaction. In most cases they have can have funding completed in 30 days.

Prospective clients can always speak to a principle at 248-246-2243 or email them at processing@winstonrowe.com  or check them out online at http://www.winstonrowe.com

● Shopping Center Financing from $1,000,000 to $500,000,000

● 30 Year Fixed Rate Loans Available

● Rates Starting At 4% (as of 12/1/2012)

● Long Term Financing Solutions

● Bridge Loans for Opportunistic Investments

● Shopping Center Loan for Purchases, New Construction and Refinancing

Winston Rowe & Associates has no upfront fee aggressive shopping center finance programs in the following states.

Alabama, Alaska, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine,  Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, Virginia,   Washington, Washington DC, West Virginia, Wisconsin, Wyoming

BUYING AND FINANCING A BUSINESS WINSTON ROWE & ASSOCIATES

How To Finance A Business

Even the most lucrative and attractive business deal can freeze in its tracks if an entrepreneur cannot get adequate business financing. This aspect is especially important if there is an opportunity for business acquisition, as really remarkable deals can be very few and far between, and getting adequate business purchase financing on time is the key. If you have ever thought about buying an established business, are you certain that you are adequately prepared?

Nowadays, it can be difficult to get business acquisition financing using either approach, given tight credit market conditions and wary investors. However, a knowledgeable entrepreneur should not face any insurmountable obstacles.

If you choose to follow the first approach and borrow a certain sum of money, there are several key aspects to be aware of. To begin with, to get a loan from a bank or any other lender you will almost inevitably have to demonstrate your business skills. The lender will also likely want to get adequate information on a particular venture you want to purchase, your collateral, and your plan on how you will repay the money back.

To secure business acquisition financing, you will need to keep several other things in mind. First, always have a backup plan – get approved by as many banks or other lenders as possible to protect yourself in case one of them backs out. Second, know that adequate business purchase financing should also cover operating costs. It is advisable to have a contingency plan in case the revenue drops. Third, make sure you have a comprehensive business plan, as this is ultimately what may convince the bank or another lender to finance your business acquisition.

Equity financing is another option. In this case, you would agree to sell a share of your business to outside investors. By choosing equity financing, you would not have to take a considerable risk and repay the debt; however, you would have to give up partial ownership of the company, possibly giving up some control as well.

Key To Business Acquisition Financing –

In addition to the options mentioned before, you are highly encouraged to be inventive when attempting to secure business financing. The easiest approach is to try to secure seller financing. This would mean that the seller is willing to wait a certain period of time to be paid off. In addition, he or she will probably do their best to help you ensure the profitability of the business. The downside is that not every seller is willing to explore such an opportunity, and the asking price can increase anywhere from 5 to 25 percent.

If you are denied a loan by a bank or another lender, you should apply for a Small Business Administration loan (ie. a SBA loan). SBA loans have quite favorable terms and requirements; however, you cannot have funds available from any other sources.

There are also many other possibilities. You can try to get business acquisition financing from your friends or family members. You can draw from your 401(k) plan, and if you are looking for franchise business financing, you can contact franchise financing companies. With so many options available, getting financing for business is not too difficult, don’t you agree?

Structuring A Debtor in Possession Turn Around Winston Rowe & Associates

Winston Rowe & Associates, a national commercial real estate advisory and finance firm has extensive experience in arranging the best debtor in possession (DIP) financing for companies operating while in bankruptcy.

Prospective clients can always speak to a principle at 248-246-2243 or email them at processing@winstonrowe.com  or check them out online at http://www.winstonrowe.com

National Debtor in Possession (DIP) Solutions:

• Bankruptcy Financing: Voluntary or Involuntary
• Bankruptcy Plan of Reorganization
• Restructuring
• Turnaround Financing
• Exit Financing

Debtor in Possession Methodology:

DIP financing is unique from other financing methods in that it usually has priority over existing debt, equity and other claims. DIP financing is considered attractive because it is done only under order of the Bankruptcy Court, which is empowered by the Bankruptcy Code.

Debtor-in-Possession financing can also provide corporate bankruptcy financing to engage in a prepackaged business bankruptcy where the asset based lender providing DIP financing supplies the funds to work out a settlement with creditors up front, in order to walk into corporate bankruptcy court with this prepackaged settlement.

Asset Based Debtor in Possession (DIP) Solutions:

Asset based lending sources provide Debtor-In-Possession financing following the filing of either a voluntary or involuntary corporate bankruptcy proceeding utilizes the same fundamental asset valuation approach to provide the loan as it would utilize for a company not in business bankruptcy.

DIP loans are often collateral-driven and the inability to monitor cash closely can create exposure quickly. Asset-based lending sources have the best capability to monitor that collateral. This monitoring capability gives turnaround consultants real-time collateral and financial information.

The asset-based lending community is also the best at valuing assets. It is well versed in the ins and outs of the bankruptcy process and it offers the financially troubled company a friendly environment for restructuring.

Simply put, when a company goes into a DIP, asset-based lending sources have the credentials necessary to get the deal done. The best way to improve the chances of a successful exit from bankruptcy is to have an asset-based lender in place at the earliest sign of financial stress.

The Plan of Reorganization (POR):

The availability of DIP financing may depend on the perceived viability of the company during the proceeding and on its ability to successfully complete a Plan of Reorganization (POR).

The Plan of Reorganization must specify how the debtor intends to pay the creditors and Debtor-in-Possession financing is a means toward that end.

Exiting A Debtor in Possession (DIP):

DIP loans are often collateral-driven and the inability to monitor cash closely can create exposure quickly. Asset-based lending sources have the best capability to monitor that collateral.

This monitoring capability gives turnaround consultants real-time collateral and financial information. The asset-based lending community is also the best at valuing assets.

It is well versed in the ins and outs of the bankruptcy process and it offers the financially troubled company a friendly environment for restructuring.

Simply put, when a company goes into a DIP, asset-based lending sources have the credentials necessary to get the deal done. The best way to improve the chances of a successful exit from bankruptcy is to have an asset-based lender in place at the earliest sign of financial stress.

It is a good business practice to establish a relationship with an asset- based lender well before a company reaches a point where its cash flow and capital structure have become unpredictable. If or when a company then faces distress, the existing asset-based lender will be the best ally.

Why Work With Winston Rowe & Associates:

Winston Rowe & Associates pride themselves in their private banking approach, Midwestern values and deep understanding of the Debtor in Possession (DIP) as it relates to the commercial real estate markets.

Winston Rowe & Associates has Debtor in Possession CRE finance programs in the following states. Alabama, Alaska,

Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, Virginia, Washington, Washington DC, West Virginia, Wisconsin, Wyoming

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