Notice. This page is informational and general in nature. Outcomes depend on lender policy, asset acceptability, borrower acceptability, KYC and AML, sanctions screening, diligence, valuation, legal documentation, and third-party approvals. Obtain independent legal advice for contracts and enforceability.
Structured Debt for Commercial Real Estate
Commercial real estate debt is won or lost on structure. Lenders fund when the story is clear, the cash plan is defensible, and the execution path is mapped from term sheet to closing with no surprises.
FG Capital Advisors structures and places commercial real estate debt for buyers, owners, operators, and developers. We design the facility, build lender materials, coordinate a controlled term sheet process, and drive closing workstreams with third-party lenders and counsel.
Request A QuoteOutcomes Clients Use This For
- Acquire a property with a credible financing plan and a realistic closing timeline.
- Refinance a maturity, replace a lender, or restructure covenants and reserves.
- Bridge a transitional business plan, lease-up, or repositioning period.
- Fund capital expenditures and tenant improvements with controlled draw mechanics.
- Recapitalize ownership while preserving operational control and time to execute.
If your transaction needs certainty, speed, or a non-standard structure, this is built for that.
Who This Is For
- Buyers with a signed purchase and sale agreement or near-final term draft.
- Owners with clear financials, rent roll integrity, and an executable plan for the asset.
- Developers with permits, budgets, third-party reports, and a defined draw schedule.
- Operators prepared for reporting discipline, lender controls, and covenant compliance.
What We Structure And Place
Structured debt is not one product. It is the deliberate design of seniority, controls, reserves, covenants, and funding mechanics so capital matches the asset and the business plan.
- Senior bridge loans: transitional financing for acquisitions, refinancings, lease-up, and repositioning.
- Construction loans: funded or unfunded commitments, draw frameworks, retainage, contingency, and third-party monitoring.
- Bridge-to-permanent planning: facility design that anticipates take-out options and seasoning requirements.
- A note and B note structures: split collateral, senior and junior risk allocation, and intercreditor mechanics.
- Mezzanine debt: subordinate debt behind senior financing with negotiated remedies and documentation controls.
- Whole loans: single-lender structures that combine senior and junior economics where it fits the asset.
- Recapitalization facilities: refinancing and cash management structures aligned to a business plan and lender requirements.
What Lenders Underwrite
| Underwriting focus | What we build | Why it matters |
|---|---|---|
| Net operating income and cash plan | Rent roll analysis, lease terms, rollover exposure, operating statement normalization, and a business plan tied to assumptions. | Debt is repaid by cash flow or refinance. Lenders need a plan that survives stress. |
| Valuation and downside | Value logic, cap rate sensitivity, comparable framing, and scenario outcomes across occupancy, rent, and expenses. | Structure pricing and leverage follow downside protection, not the upside story. |
| Capital expenditure and execution | Budget, timeline, contracts, draw schedule, contingency approach, and third-party reports. | Most execution risk sits inside construction and repositioning, so controls matter. |
| Structure and controls | Reserves, cash management, reporting cadence, covenants, and triggers that fit the asset. | Clean controls reduce surprises and make credit committees comfortable. |
| Borrower and governance | Ownership mapping, management capability, track record evidence, and decision authority clarity. | Lenders underwrite the people and the process as much as the asset. |
| Legal and documentation path | Data room discipline, third-party report coordination, closing checklist management, and issue resolution. | Deals fail late when legal and diligence are treated as afterthoughts. |
We do not promise outcomes. We build the structure and process so lenders can approve and close with confidence.
Process
| Step | What we do | What you get |
|---|---|---|
| 1. Facility readiness screen | Confirm asset facts, business plan feasibility, required third-party reports, lender fit, and timeline constraints. | A scoped intake list and a credible facility direction. |
| 2. Structure and term design | Design leverage, reserves, cash management, covenants, and draw mechanics aligned to underwriting norms. | A structure memo and lender-ready term outline. |
| 3. Lender materials and data room | Build a controlled data room, prepare lender materials, and package third-party reports and closing logic. | A lender package designed to reduce cycles and prevent scope drift. |
| 4. Targeted outreach and term sheets | Coordinate a disciplined term sheet process with suitable lenders and manage Q&A and revisions. | Indicative terms with clear conditions precedent and a closing plan. |
| 5. Closing coordination | Coordinate counsel workstreams, third-party deliverables, funding conditions, and execution logistics. | A tracked closing path from signed terms to funded documents. |
FG Capital Advisors is not a bank and does not lend directly. We coordinate financing with third-party capital providers. Where regulated placement activity is required, execution is handled by appropriately licensed counterparties. All outcomes remain subject to diligence, documentation, and approvals.
What To Send For A Quote
- Property summary: address, asset type, photos, and current status.
- Rent roll, trailing 12-month operating statement, and current year budget.
- Business plan: lease-up or repositioning plan, capex scope, and timeline.
- Capital stack: existing debt terms, maturities, liens, and required consents.
- Third-party reports available: appraisal, environmental, engineering, survey, insurance.
- Transaction documents: purchase and sale agreement or refinancing objectives and target date.
When It Does Not Fit
- Unclear ownership, unresolved liens, or inability to support standard diligence.
- Incomplete financials, unreliable rent roll, or missing proof for key assumptions.
- Business plans that rely on unrealistic rent growth, occupancy, or timelines.
- Requests framed as guaranteed approvals or guaranteed pricing.
FAQ
What does “structured debt” mean in commercial real estate?
It means the facility is designed around seniority, controls, covenants, reserves, and funding mechanics to match the asset and the business plan. The goal is a structure lenders can approve and borrowers can operate under without constant renegotiation.
Can you help with transitional assets that are not stabilized?
Yes, when the rent roll and plan can be supported with evidence and the asset has a credible path to stabilization or take-out financing. Transitional assets require tighter controls, cleaner reporting, and a realistic timeline.
Do you work on construction financing?
Yes. Construction deals live or die on draw mechanics, monitoring, contingencies, contractor documentation, and third-party reports. We focus on those details early so closing does not get delayed late.
How long does the process take?
Timing depends on readiness, third-party reports, and responsiveness. A prepared file can move quickly, while environmental, engineering, appraisal, and legal items can extend timelines. We manage the workstreams so the process stays controlled.
Do you guarantee approvals?
No. We provide advisory and placement coordination on a best-efforts basis. Approvals depend on third-party underwriting, diligence, and legal documentation.
Will lenders require cash management and reserves?
Often yes, especially for transitional assets, construction, and higher leverage. Reserve logic is part of structure design, not an afterthought.
If you want commercial real estate debt terms that hold up through diligence and closing, share your property package and target timeline to receive a scoped proposal.
Request A QuoteDisclosure. 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.
