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Loan placement fees and third party services

                                                                    Our Mission & Our Services

Americap Direct provides access to direct capital through a diverse network of reputable lending sources. With the support of our in-house underwriting and closing specialists, we manage every detail of the loan process for you.

  • Assist in developing a financial strategy for your property
  • Underwrite and package the property and borrower’s information in a format acceptable to all lending institutions
  • Help you select the appropriate lender and negotiate the most favorable terms on your behalf
  • Work with your counsel and the lender’s counsel to satisfy closing checklist items and ensure a timely closing
  • Provide follow-up service after the loan closes with any post-closing issues or lender questions

Our 30+ years of experience, combined with our solid reputation and winning approach, ensures our clients easy access to the capital they need to help their businesses grow.

Purchasing a commercial real estate represents a substantial investment, it is crucial to structure and secure the best financing available. Every borrower is unique and every lender has its own rules and programs.
The difficulty most people have in shopping for their own loan is they don't know all the right questions to ask. Adding to that difficulty is the fact that most lenders have only two or three programs to offer so their job is to sell you what they have rather then find the program that fits your needs.

After we know what your investment goals are,  Americap Direct will tailor a loan package to fit those needs and give you the best options we can secure from our Private Investors.

    We will evaluate your file at no charge. Upon acceptance of our service, we will determine a flat fee rate or hourly rate. The rates below, does not include the loan closing cost. The fees below are required for consultation, processing, underwriting and securing up to 2 bonafide loan offers from our direct loan partners. If we are required to facilitate the loan process with our Lender until closing, we will add the "service two fees" . All fees are non-refundable.
    Initial Loan Review
  2. $1250.00 Flat fee
    Our team will submit and secure SBA loan or Line of credit with our vast network of direct SBA Investors and unsecured lines of credit lenders. Americap Direct underwriting team will structure your file, insure the cash flow analysis, loan to value, credit worthiness and property analysis are in SBA compliance.
    SBA/Line of Credit
  3. $270.00 Hour
    Our team will evaluate, structure, analyze, rewrite, process and underwrite your file to ensure it meets all the requirements of the designated Investor. 5 hour minimum.
    File preparation
  1. $350.00 Hour
    Our team can guide you through the elaborate and difficult commercial mortgage process for your investment properties. We will provide you with the financing expertise and will also do the specialty work of dealing with the lenders. Underwrite and package the property and borrower’s information in a format acceptable to all lending institutions. 10 hour minimum.
    Project consulting & loan underwriting
  2. As low as $7500.00
    Our team will secure two bonafide funding term sheet or funding offer within 10 days for your funding requirements. Utilizing our direct Lender partner network, we will tailor a loan package to fit those needs and give you the best options we can secure up to (2) loan offers from our Private Investor. Fast, Simple, and Efficient. Save Time!
    Provide (2) loan term offer for funding
  3. 3% of total loan amount
    Our team will secure Merchant cash advance/Working Capital and business loans. Equipment loans, Invoice factoring.
    Business working capital
Service packages #1
Service packages #2

The fees below are paid directly from our Lender's loan closing proceeds, and are compensated forconsultation, loan processing and loan coordination with the Lender and Borrower.

Professional advice and Loan placement fee:
  • Hard Money loans $25500-$950k
  • Construction loan: $20000-$950k
  • Joint venture loans: $500k-$1.5mm
  • SBA loans and lines of credit:  $750.00
  • Renewable energy & Oil & Gas :  TBD
  • Commercial conventional loans  $20500-$950K
  • Proof of funds service (0.25%-4.00%)
  • All other loans: TBD
  • Broker fees: 30-50% of Flat fee or referral flat fee per case by case.
​The fees below are paid upon execution of our service agreement with our Sponsor, Client, Broker or Third party. 

  • Hard money commercial loans   Flat fee: $15500.00  (Any loan size) 1-2 term sheets
  • Conventional loan products Flat fee: $7500.00 (Any loan size) 1-2 term sheets
  • Conventional Construction loan products Flat fee: $7500.00 (Any loan size) 1-2 term sheets
  • Alternative loan products Flat fee: $22500.00 (Any loan size) 1-2 term sheets
  • Financial consulting: ($350.00-$500.00 hour)
  • SBA & Lines of credit:  Flat fee: $750.00 
  • File structuring and pre-qual ready ($250.00-$500 hour)
  • Appraisal reports and third party reports (Call for quote)
  • Site visit consultation ($250.00 hour) plus Travel/Hotel
  • All fees are non-refundable for consultation and Lender's prequalification term sheet
  • Credit repair service: flat fee $49.00 for Americap's Client
                                                                     Commercial loan Underwriting basic by Americap Direct

As a commercial mortgage underwriter, broker and 30 years of bank experience, I am constantly asked by residential lenders and brokers to explain the mechanics of commercial mortgage underwriting. Residential lenders are accustomed to asking about a borrower’s income, credit, net worth, liquidity and debt-to-income ratio. Commercial lenders ask those same questions, but also need to understand the cash flow of the underlying commercial property. There are various mathematical calculations that are employed in this cash flow analysis.

I will define and attempt to explain these calculations in a logical sequence, as follows:

►Potential gross income: This represents the maximum income to be realized from the property. For example, let’s say that a borrower owns a 10-unit apartment building with average rents of $1,000/month. The potential gross income would be $120,000/year (10 apartments x $1,000 x 12 months). This $120,000 doesn’t tell us enough yet, but it is our starting point.

►Operating expenses: Every building has expenses, including real estate taxes, insurance, utilities, maintenance and repairs, garbage, landscaping, etc. These operating expenses need to be reviewed carefully as many sellers, owners and real estate agents often understate actual expenses when selling a property.

►Underwritten expenses: There are certain expenses that are always overlooked by sellers and brokers, but assumed by underwriters. These include vacancy factor, management fees, repair allowances, tenant improvements and leasing commissions. Underwriters will assign a vacancy factor (say five percent) to allow for lost rents during tenant move-outs and tenant move-ins. Management fees are required (again, say five percent) to pay for management duties even if performed by the owner. Repair allowances cover unforeseen expenses and building repair for non-regular events such as a new roof or new boiler. These events do not occur annually, but must be budgeted. Commercial properties, such as retail and office buildings, might also require tenant improvements to lure a new tenant and leasing commissions to a real estate broker. All of these expenses will be estimated by the underwriter.

►Net operating income: The operating expenses and underwritten expenses will be subtracted from the potential gross income to generate what is known as the net operating income. This is the building’s net profit before debt service, or mortgage payments.

►Annual debt service: This represents the total annual payments for the existing or proposed mortgage. For example, if the monthly mortgage payment is $2,000, we say that the annual debt service is $24,000. The debt service needs to be adequately covered by the net operating income. This concept is explained next.

►Debt service coverage ratio: This is the first of two main ratios considered by a commercial mortgage underwriter. The debt service coverage ratio (DSCR) is calculated by dividing the net operating income by the annual debt service. As an example, say a building has a net operating income of $125,000 and proposed annual debt service is $100,000. In this example, the DSCR is 1.25 ($125,000 divided by $100,000). A number above 1.00 means that the property operates in the black. A number equal to 1.00 means the property breaks even. A number below 1.00 means that a property operates in the red. Most underwriters look for a DSCR of 1.25 or better. If the number is lower, a reduction in the loan amount would be necessary.

►Capitalization rate (Cap Rate): The cap rate is the rate of return that an investor expects to realize on his cash. If you deposit money in a bank CD paying one percent interest, you can say that the cap rate is one. A real estate investor typically seeks a return of five to eight percent. The cap rate helps an underwriter determine the value of a commercial property. This concept is explained next.

►Property value (Income Capitalization Method): Above we discussed a building with a net operating income of $125,000. That means that the building generates $125,000 of cash flow (before the mortgage). If an investor wanted a cap rate of eight percent, that building would be valued at $1,562,000 ($125,000 divided by 0.08 equals $1,562,000). If a different investor was willing to accept a cap rate of five percent, the same building would be worth $2,500,000 ($125,000 divided by 0.05 equals $2,500,000). As you can see, the higher the cap rate used, the lower the value. The lower the cap rate, the higher the value. A professional appraiser will know the appropriate cap rate in the given market for the given property type. To recap, the value of the building will be determined by the net operating income and the cap rate used.

►Loan-to-value ratio (LTV): The second main ratio used by a commercial mortgage underwriter is the loan-to-value ratio. This is much simpler to calculate and is similar to a residential loan. Once the value is determined (usually by the income capitalization method), the lender multiplies by the LTV to determine the maximum loan. As an example, if a lender has a maximum LTV of 75 percent, and the property is worth $2 million, the maximum loan (based on the LTV method) would be $1.5 million. The maximum loan using the LTV method might be higher or lower than the maximum loan available using the DSCR method explained above. The underwriter will calculate both and usually cap the loan amount at the lower of the two ratios.

As you can see, there is a fair amount of basic arithmetic employed when analyzing a commercial mortgage loan request. A borrower should familiarize himself with these calculations prior to submitting a loan application to a lender, or submitting a purchase offer to a seller or broker. call us today for your free 30 minutes evalaution.

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Build your perfect loan
The Loan builder Configurator lets you see your options 
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Apply for $5,000 to $500,000 with terms up 
to one year.
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There is no origination fee 
and no early repayment fees,  just one single fixed fee.
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    Find Zelle in the mobile banking app of our partners. If you already have your banking app on your phone, there's no download necessary. If your bank or credit union doesn't offer Zelle yet, just download the Zelle app to get started.
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How to Package a Loan Request for Construction, Rehab, and Commercial Loans


2. Americap Direct Corp. requires that a Financing Request Package accompany all loan requests.
This template focuses primarily on residential rehab, construction, and development loans and provides a consistent process for borrowers to streamline the financing process and accelerate the funding timeline to meet the closing deadlines.
Timely submission of a completed Financing Request Package can mean funding in as little as 5–7 business days.


3. We aim to review and respond to loan requests within 48 hours of receiving the Financing Request Package 

Criteria for a loan request to be considered: 
Borrower must have real estate experience with a proven track record
Borrower is required to have a minimum of 20% equity into the deal and business financial, and Profit and Loss statement
The loan-to-value (LTV) may not exceed 80-85%.


4. Americap Direct Corp. seeks to establish long-term relationships with experienced real estate investors, owner operators, developers, and brokers that are built upon trust, client service, and executional efficiency.
 Submit your Financing Request Package or any specific questions related to your particular transaction to



6.  The Financing Request Package should include a Cover Page with the following information:  Picture of the Property  Full Property Address  Timing for Funding (Closing Date, etc.)  Borrower(s) Complete Contact Information, which should include:  Name of Company (or entity that will own the investment)  Name of Owners & Principals involved in the transaction  Business Address  Phone Numbers of Related Parties  Email Address  Website Information


7.  is a brief narrative of the financing request, which summarizes the transaction, including the property and loan specifics  should be clear and concise, and gives the borrower the ability to sell the deal to the lender.


8. The Executive Summary should include the following information for the lender’s review: 1. Brief description/background on the deal  How did you source the opportunity?  What is the purchase price and timing of the transaction?  Why are you utilizing private money?


9. 2. Purpose of the Loan Request  Purchase, Refinance, Bridge, Construction, Development, etc. 3. Exit Strategy  What is your exit strategy and timing? How do you plan on repaying the loan?  Sale, Refinance  Briefly justify your exit strategy


10. 4. Loan Proposal Request (Summarize loan terms you are requesting)  Closing Date / Timeframe  Loan Amount  Amount of Borrower Equity  Term of Loan  Interest Rate  Any additional loan specifics


11. 5. Sources & Uses of Funds (see Appendices section for examples)  Sources – where capital is coming from on the deal  Uses – how the capital is being utilized in the deal  Sources of Funds must equal Uses of Funds 6. Brief summary of Borrower and/or Company  Quick write-up for lender to identify borrower and/or company


12.  should provide a complete physical description of the land, improvements, and the property, as well as any additional visual aids, such as photos, site plans, etc.  For development and construction financing, the borrower should include a detailed scope of work, broken out line by line, regarding the proposed improvements to the property and associates costs with those improvements.


13. 1. Property Information  Property Name and/or Physical Address  Property Type (single-family, 1-4 unit, apartment, retail, mixed-used, office, etc.)  Number of Units & Net Rentable Square Feet • Breakdown of units and sizes  Year Built/Renovated/Remodeled III. PROPERTY DESCRIPTION
14. 2. Site/Land Details  Purchase Price  Total acreage or SF  Zoning  Ingress and egress  Utilities  Easements or deed restrictions  Roads / shared driveways  Excess land


15. 3. Construction Details  Configuration, design features/utility  Type of roof, foundation, mechanical/electrical systems, heating/hvac systems  Public Utilities  Parking  Deferred Maintenance III. PROPERTY DESCRIPTION
16. 4. Proposed Scope of Construction / Improvements  Detailed line-item list of all proposed improvements and associated costs  Construction Schedule  A construction budget/draw schedule spreadsheet template is available III. PROPERTY DESCRIPTION
17.  should educate the lender on the property’s particular location/neighborhood, as well as the general market information and economic drivers for the particular area/city  should include comparables (active and sold) that justify and strengthen the exit strategy proposed.


18. The Location & Market Analysis section should generally include the following:  Brief write-up on the property’s location as well as the local market information  Justify why good area/market for your investment  Demographic Information (pull from US Census or local city authorities)  Additional Facts & Figures  Pricing trends, valuations, Zillow, Trulia, etc.  Map showing subject property and location of relevant comparables


19.  Borrower should also provide a one-page summary of the comparables, preferably in excel, justifying the market value. The specifics of the comps will vary based upon the type of property, but the analysis should provide the lender with simple layout justifying the exit strategy and valuation.
 Summary of comparables should include the following:
 Criteria used for comparable analysis
 4 Active/UAG Comps
 4 Sold Comps
 4 Rental Comps


20.  The lender will want to be able to easily compare the following information from this summary:  Purchase Price Analysis  PSF, Per Unit, Per Acre, Cap Rate, etc.  Verify true comparable to the subject property  Size, type, # bedrooms, # baths, land size, # units  Market Timing  How long on the market? Sale Price to List Price?


21.  The lender is looking to review the assumptions made by the borrower when conducting their analysis, as well as any additional financial documentation that can be provided to prove out the analysis.


22. The Financial Analysis should include the following information for the lender to review:
 Detailed Financial Analysis Pro-Forma
 Detail assumptions made about analysis
 Loan Terms, Cost Breakdown, Residual Valuation
 Include particular model or excel spreadsheet utilized
 Flip Model  Monthly Cash Flow Analysis
 Development/Construction Model
 Net Profit Analysis
 Rental Pro-Forma (for refinance exit)
 Shows sufficient debt coverage
 IRR Analysis


23.  This section should is a brief description of the company and the associated borrower(s), manager(s), or principal(s).
The borrowing entity that is purchasing the property should also be included in the section. The lender is looking for company history and track record, as well the backgrounds of the individuals in the transaction.
 The general format should be as follows:
 Description of the Company
 Track Record
 List of current/historical real estate transactions
 Resume of owners, principals, etc.
 Can be included in the Appendices, if applicable


24.  The borrower should provide all relevant additional documentation related to the particular transaction. The lender will typically request this additional information after initial review, but always good to already have the information ready for the lender to review in order to expedite the underwriting process.


25.  The typical items that the borrower should make available to the lender for review (if applicable) are as follows: VII. APPENDICES  Property Information  Listing Sheet  Purchase & Sale Agreement  Copy of Deed  Appraisal (if applicable)  Pictures of the property (interior & exterior)  Tax Assessor Card  Photos of the property and site (interior and exterior)  Site plan, survey, or recorded plat  Floor plans  Aerial photographs  Construction Budget & Timeline  Plot plans, permits, approvals, conceptuals, floorplans, sketches, zoning, elevations  3rd Party Reports  PCR, Environmental, Zoning  Sources and Uses of Funds (example below)


Sources of Funds Amount % 1st Lien Mortgage $800,000 80.0%
2nd Lien Mortgage (Seller/Private) $0 0.0% Equity (Borrower's Cash) $200,000 20.0% TOTAL SOURCES $1,000,000 100.0% Uses of Funds Amount %

Purchase Price $650,000 65.0% Closing Costs $30,000 3.0% Hard Costs $200,000 20.0% Financing $100,000 10.0% Soft Costs (Carry Costs) $20,000 2.0%


Sources of Funds Amount % 1st Lien Mortgage $1,000,000 100.0% TOTAL SOURCES $1,000,000 100.0% Uses of Funds Amount % Payoff Existing Loan $600,000 60.0% Renovations / Rehab Costs $250,000 25.0% Buy Out Partner $100,000 10.0% Mortgage Broker Fee $10,000 1.0% Lender Fee $10,000 1.0% Appraisal, Phase I, Structural $10,000 1.0% 1st Lien Mortgage $800,000 80.0% 2nd Lien Mortgage (Seller/Private) $0 0.0% Equity (Borrower's Cash) $200,000 20.0%

TOTAL SOURCES $1,000,000 100.0% Uses of Funds Amount % Purchase Price $650,000 65.0% Closing Costs $30,000 3.0% Hard Costs $200,000 20.0% Financing $100,000 10.0% Soft Costs (Carry Costs) $20,000 2.0% TOTAL USES $1,000,000 100.0% REFINANCE (EXAMPLE) Sources of Funds Amount % 1st Lien Mortgage $1,000,000 100.0%

TOTAL SOURCES $1,000,000 100.0% Uses of Funds Amount % Payoff Existing Loan $600,000 60.0% Renovations / Rehab Costs $250,000 25.0% Buy Out Partner $100,000 10.0% Mortgage Broker Fee $10,000 1.0% Lender Fee $10,000 1.0% Appraisal, Phase I, Structural $10,000 1.0% Refinancing Costs $5,000 0.5% Legal Fees $5,000 0.5% Title, Survey, & Escrows $10,000 1.0% Earn-out $0 0.0%

TOTAL USES $1,000,000 100.0% The borrower should also have the following personal financial information available if requested by the lender for further review:  Personal Financial Statements  2 years of Tax Returns  List of Real-Estate Owned Properties (REO Schedule)  Bank Statements  Credit Report