Notice. This page is informational and general in nature. Outcomes depend on borrower acceptability, property fundamentals, documentation, diligence, third-party reports, and lender approvals. Obtain independent legal, tax, and accounting advice. FG Capital Advisors does not lend directly.
Commercial Real Estate Debt Structuring & Fundraising
Real estate debt is won or lost in the details: cash flow quality, lease risk, sponsor liquidity, reporting discipline, and how the capital stack is engineered under real lender constraints.
FG Capital Advisors structures Commercial Real Estate debt and coordinates fundraising with suitable third-party lenders and private credit providers. We build lender-grade packages, stress the underwriting, and run a disciplined term sheet process to get executable terms for acquisitions, refinancings, and construction.
Start Client IntakeWho This Is For
- Buyers with a signed or near-signed purchase agreement and clear closing timeline.
- Owners facing maturity walls, rate resets, or capex needs who require a controlled refinancing process.
- Developers with a defined budget, permits pathway, and credible equity plan.
- Operators who can provide transparent reporting and operate lender covenants without improvisation.
Outcomes Clients Use This For
- Secure senior debt with terms that match NOI stability, lease profile, and asset plan.
- Engineer bridge-to-perm pathways with defined takeout logic.
- Fill equity gaps with mezzanine, preferred equity, or structured subordinate debt.
- Finance value-add capex with draws that align to work completion and reporting.
- Reduce lender friction by delivering a package that answers underwriting questions upfront.
Designed for closings, not soft introductions.
Debt Products And Capital Stack Options
| Instrument | Typical use-case | Underwriting focus |
|---|---|---|
| Senior term loan | Stabilized assets, predictable NOI, long-hold ownership | DSCR, tenant quality, lease rollover, sponsor liquidity, reporting |
| Bridge loan | Transitional assets, value-add capex, lease-up, repositioning | Business plan credibility, capex controls, exit strategy, rate protection |
| Construction debt | Ground-up or major redevelopment with draw schedules | GMP and contractor strength, permits pathway, equity funding, cost-to-complete |
| Mezzanine debt | Capital stack gap above senior debt | Intercreditor terms, downside protection, cash sweep triggers |
| Preferred equity | Non-dilutive or structured equity-gap solutions | Distribution mechanics, control rights, cure rights, exit alignment |
| Whole loan | Single lender solution where speed and simplicity matter | All-in leverage, collateral, reporting, enforcement mechanics |
Structures remain subject to lender policy, diligence, and legal documentation.
What Lenders Underwrite
We package the deal around lender underwriting reality. The objective is an executable term sheet that survives third-party reports, credit committee, and closing conditions.
| Underwriting focus | What we build | What it protects |
|---|---|---|
| Cash flow quality | NOI bridge, rent roll analysis, trailing and underwritten cash flow, stress cases | Stops leverage decisions based on optimistic pro formas |
| Lease and tenant risk | Rollover schedule, tenant concentrations, credit profile, renewal assumptions | Reduces surprise DSCR failures after closing |
| Asset plan and capex | Scope, timeline, budgets, draw logic, contingency framing | Reduces cost-to-complete and execution risk |
| Sponsor strength | Liquidity, net worth, track record, governance and reporting capability | Protects against operational underperformance and covenant breaches |
| Valuation and downside | Cap rate sensitivity, appraisal framing, basis analysis, exit assumptions | Prevents term sheets that collapse after appraisal |
| Documentation and CPs | Third-party reports list, CP register, closing timetable, responsibility matrix | Reduces closing delays and last-minute re-trades |
Process
| Step | What we do | What you get |
|---|---|---|
| 1. Readiness screen | Confirm asset basics, sponsor profile, timeline, and capital stack constraints. | A scoped request list and a facility direction aligned to lender reality. |
| 2. Structure design | Define target leverage, recourse profile, covenants, reserve logic, and hedging approach where relevant. | A structure memo and lender-ready term sheet outline. |
| 3. Lender pack build | Create a controlled package: model, narrative, sources and uses, third-party reports plan, and data room. | A lender package designed for credit committee review. |
| 4. Term sheet process | Coordinate targeted outreach and a disciplined term sheet process with suitable providers. | Indicative terms and a defined CP path to closing. |
| 5. Closing support | Support counsel and third parties, manage CPs, and drive the closing timetable. | A CP register, closing plan, and execution support through funding. |
FG Capital Advisors is not a bank and does not lend directly. We coordinate fundraising with third-party lenders and capital providers. Outcomes remain subject to diligence, documentation, and approvals.
What To Submit
- Property address, asset type, and investment thesis (acquire, refinance, build, reposition).
- Current rent roll, trailing financials, and operating statements.
- Purchase agreement or term sheet, or maturity timeline for refinancings.
- Sources and uses, equity plan, and target capital stack.
- Budget and capex plan, including draw schedule assumptions where relevant.
- Borrower profile, liquidity, track record, and reporting capability.
When It Does Not Fit
- Unclear ownership, missing financials, or incomplete rent roll and lease data.
- Timelines that require funding without diligence or basic documentation.
- Capital requests framed as guaranteed approvals or fixed pricing without underwriting.
- Borrowers unwilling to operate reporting, reserves, and covenant discipline.
FAQ
Do you guarantee that a loan will be approved?
No. We provide structuring and fundraising support on a best-efforts basis. Approvals depend on third-party underwriting, diligence, and legal documentation.
Can you structure both senior and subordinate capital?
Yes. We structure the capital stack to match asset cash flows and lender constraints, including senior debt plus mezzanine or preferred equity where appropriate.
What causes the most delays?
Missing operating history, inconsistent rent rolls, weak documentation, and misalignment between the business plan and lender covenants. Many delays are preventable with a disciplined package and CP sequencing.
Do you work with international assets?
Yes, subject to jurisdictional feasibility, enforceability, and lender appetite. The packaging and diligence plan must match the execution reality of the jurisdiction.
If you need executable Commercial Real Estate debt terms for an acquisition, refinancing, or construction plan, submit the intake to receive a scoped proposal.
Start Client IntakeDisclosure. This content is for informational purposes and does not constitute legal, tax, accounting, or financial advice. FG Capital Advisors is not a bank or lender. Any support is provided on a best-efforts basis and remains subject to third-party approvals, diligence, and documentation.
