Commercial Brokers of Real Estate Backed Mortgages, Manhattan, Queens, Kings, Staten Island, Westchester, NY, Northeast, New Jersey, Connecticut, Mortgage Closing

Green Door Funding is uniquely positioned to open doors to the industries’ best fixed rate interest mortgages. Our unique position in the market permits us to negotiate terms of generally inflexible fixed rate mortgages. Our long-term relationships with various conventional and unconventional lenders encourages flexibility with various fixed rate lending terms such as interest rates, loan-maturity terms and pre-payment penalties. Green Door Funding always strives to lock the best rates and terms available.

Some clients prefer floating rate loans to take advantage of low interest rates. A floating rate loan is typically indexed to the Prime Rate of the London Interbank Offered Rate (LIBOR), which tracks and approximates the Federal Funds rate. Floating Rate Loans often feature minimal or no pre-payment penalties, and are particularly attractive to clients with two to four year financing horizons typically involving acquisition or short-term reorganization or construction of the property. Green Door Funding helps its clients exploit these flexible Floating Rate Loans both for immediate short-term utility to strengthen the asset or as a long-term strategy.

As the economy fluctuates, Green Door Funding is a portal for its clients for both institutional and private sources of financing for bridge and “hard money” loans. Depending upon the circumstances and time constraints, Prime Rate or LIBOR-based floating rates, interest-only loans are available for nearly all price points and credit histories.

Hard Money financing may be used for many types of unique situations including:

"Transitional" properties where a temporary interruption of cash flow may be required for an owner/developer to add value by renovating, combining units, adding floors, etc.
Credit problems that conventional lenders view as negative influences.
Development opportunities.

Depending upon various factors ranging from the loan-to-value ratio, a client's financial strength and track record, to the level of recourse against the client, these "single closing," hard money transactions may require a combination of institutional and private lending sources to achieve the best result. With some flexibility and imagination by its clients, Green Door Funding can suggest and secure various complex structured finance transactions, including a layer of mezzanine (or secondary) financing or preferred equity, including fixed rate loans. Green Door Funding is adept at structuring multi-phase financing, usually with a single Lender.

In structured finance transactions, credit enhancement, whether derived from income-producing real estate or non-real estate sources such as marketable securities, can sometimes be used to achieve higher leverage than would otherwise be possible.

Green Door Funding works with its customers who have identified under-valued or under-performing assets to place interim, so-called “bridge loans.” Bridge loans open the door to permanent financing options and short term gain by allowing our clients liquidity to take advantage of opportunities for significant value or cash flow enhancement through creative and aggressive management, renovation, development, expansion, conversion, lease-up or operational techniques. Such projects may include opportunistic land acquisitions, land development, condominium conversions; commercial and residential reorganization; expansions and improvements.

As a result of our considerable network of experienced professionals, Green Door Funding is able to quickly evaluate loan applications where our clients require significant capital to revitalize distressed real estate, or where complex financing structures present difficult and urgent capital needs to stave of foreclosure or enhance a litigation position. We can unlock readily available funds for partner or equity buyouts; workouts and debtor-in-possession, bankruptcy loans; equity cash-outs for appreciated assets or entities; foreclosure avoidance; bridge loans; and discounted debt purchases.

From new construction for multi-family residential properties ranging from "for sale" condominiums and "for rent" apartments, to construction or bare wall renovation of office buildings, self-storage and retail facilities, Green Door Funding is a portal to a vast assortment of versatile financing options.

We can work with our clients and the lenders to structure long-term fixed-rate permanent loans even before construction begins. In some cases lenders will provide a “forward commitment” delivering an early rate lock eighteen to twenty-four (18-24) months in advance of a project's completion and stabilization date. Obviously, this permanent loan structure removes the usual risk and uncertainty of fluctuating interest rates and uncertain business climates long before the project is complete.

Construction and renovation loans for office buildings and for self-storage projects are also popular. In most cases, Green Door can access LIBOR-based floating-rate construction loans, which typically require interest-only payments during the construction period. While personal guarantees are usually required for smaller scale projects, larger transactions can often be placed with limited personal guarantees, and, in some cases, on a non-recourse basis.

Some of Green Door Funding clients find that their existing first mortgage has a “yield maintenance” prepayment penalty that effectively prevents refinancing, and that the first mortgage lender will not allow a second mortgage. In this situation, we can recommend a purely secondary, or “mezzanine” loan, which gives to our clients financial flexibility to leverage existing equity for new and attractive business opportunities.

Alternatively, Green Door Funding can help seek higher leverage (loan to value) for an acquisition than a bank or conduit lender is comfortable lending. Green Door Funding’s system offers funding through institutional loan-to-value first mortgages coupled with mezzanine loans. Our experience in this field sets us apart from the competitors when it comes to negotiating the terms of the intercreditor agreement between the generally less flexible institutional lender and the more creative mezzanine financer.

Forward commitments continue to gain popularity in the current real estate mortgage community. A Forward Commitment is an agreement between a permanent lender and an interim (typically construction) lender wherein the permanent lender issues a conditional commitment that will replace the construction loan once a given set of terms and conditions have been achieved. Green Door Funding has developed various resources to unlock the security and flexibility that forward commitments offer our clients.

Green Door Funding offers a pathway to significant operating capital for first-time and long-standing, owner-occupied businesses. We take your business financing needs seriously. Green Door Funding can suggest several creative financial products offering security and profitability. We can find (a) better mortgages for an owner-occupied business, (b) obtain better lending terms for loans that conventional lenders simply would not make without Green Door Funding’s creative solutions, and (c) obtain revolving lines of credit for all types of business.

In general, Green Door Funding’s approach to small business lending has orchestrated streamlined and effective overall banking relationships between its clients and the lenders, making the clients and the lenders more profitable.

At Green Door Funding we take personal satisfaction in knowing that our efforts enable small businesses to thrive, real estate investors to profit and remain flexible and that our only real source of business is by word of mouth referrals from previously satisfied clients and lenders.