Commercial real estate loans are for business or investment real estate. Personal property such as furniture and fixtures, inventory, and so on are NOT included in the basis of these loans - only the land and structure.

Fixed rate loans are for those businesses that are generally risk adverse. The payments for principal and interest are fixed for the life of the loan (NOTE: escrowed property taxes and hazard insurance can vary as those costs go up or down in any given annual period thereby modifying the total payment). We can offer loans with lives of 10, 15, 20, 25, or 30 years.

Commercial real estate loans are for business or investment real estate. Personal property such as furniture and fixtures, inventory, and so on are NOT included in the basis of these loans - only the land and structure.

These loans are for those individuals who (in exchange for a lower initial interest rate) are very tolerant to any change in the interest rate after a preset time period has expired (the adjustment time) that allows the interest to float up, down, or remain the same. A preset index interest rate plus a preset fixed interest margin added by the lender is established at the onset of the loan for the intitial loan interest rate. A recalculation of the current preset index interest rate plus the original preser fixed interest margin added by the lender is made at the adjustment times, and the interest rate is adjusted up, down, or left the same until the next adjustment time. We have loan productss that adjust for the first time after 6 months, 1 year, 2 years, 3 years, 5 years, 7 years, or 10 years. Thereafter, the usual subesequent adjustments are made each year, but there are products that differ here as well. There are up and down caps at each adjustment, and cumulative minimum floor and maximum ceiling rates overall.

Fixed rate loans are for those individuals that are generally risk adverse. The payments for principal and interest are fixed for the life of the loan (NOTE: escrowed property taxes and hazard insurance can vary as those costs go up or down in any given annual period thereby modifying the total payment). We can offer loans with lives of 15, 20, 30, 40, or 50 years.

Like FIXED RATE LOANS, this loan product is also for those who want to avoid interest rate fluctuation risk, but are agreeable with not reducing the principal of the loan for 10 to 15 years. During that intitial term, only interest is paid - after that point, the loan turns into a fully  amortizable loan payable over the remainder of the life of the loan. The payments are lower in the first part of the loan, but higher in the back part of the loan. The lives of these loans are from 15, 20, 30, 40, or 50 years.

These loans are for those individuals who (in exchange for a lower initial interest rate) are very tolerant to any change in the interest rate after a preset time period has expired (the adjustment time) that allows the interest to float up, down, or remain the same. A preset index interest rate plus a preset fixed interest margin added by the lender is established at the onset of the loan for the intitial loan interest rate. A recalculation of the current preset index interest rate plus the original preser fixed interest margin added by the lender is made at the adjustment times, and the interest rate is adjusted up, down, or left the same until the next adjustment time. We have loan productss that adjust for the first time after 6 months, 1 year, 2 years, 3 years, 5 years, 7 years, or 10 years. Thereafter, the usual subesequent adjustments are made each year, but there are products that differ here as well. There are up and down caps at each adjustment, and cumulative minimum floor and maximum ceiling rates overall.

This is yet a higher level of risk tolerance above the traditional ARM loan as no principal is paid as described in the first part of the loan. The principal balance of the loan is paid over the back part of the loan life. Remenber that all during the loan life, the interest is adjusting as well.

Let me emphasize that I will only do these loans for someone who (a) meets specific criteria to handle these loans, and (b) will sign a disclosure back to me of their understanding along with their ultimate exit strategy for the loan. This loan is dangerous for the unknowing because the low interest rate and the resultant payment are not large enough to reduce the principal balance at all. In fact, each payment causes the principal loan balance to increase. If there is sufficient equity in a home, this can work well in the short-term; however, any downturn in house values can put the borrower upside down in a hurry.

Let me emphasize that I will only do these loans for someone who (a) meets specific criteria to handle these loans, (b) will sign a disclosure back to me of their understanding of what the loan does and (c) will get a signed disclosure from their potential heirs that they are in agreement with thier parent(s) proceeding with such a loan.

This loan was created for seniors (and just recently enhanced by Texas voters) to be able to finance a homestead for a set amount and interest rate, and to have the proceeds paid out over a selected time period similar to an annuity. At death of the borrower(s), the house is then sold with any excess over the advanced loan going to the decendent's estate or trust. Any deficit from sale or possession by the lender is the responsibility of the lender. This allows many seniors to remain in their house without having to sell their home in order to raise funds on which to live. 

This loan is dangerous because seniors can sometimes be more susceptible to fraud, and will create heirship complaints that may lead to litigation at the worst.

If you already have a loan on your homestead, second home, vacation home, or investment home (1 to 4 units). you can refinance your existing loan(s) to better the effective interest rate you are paying, to change the life term of the loan (shorten or lengthen), or both. Please consult with us before you do this loan with us or anyone else to make sure the loan makes sense from an optimal financing and taxation view as it fits into your current real estate financing goals.

Be wary of (a) the impact of closing costs on the transaction and (b) the impact of any prepayment penalty costs that may be required upon paying off your existing loan(s). Also, determine whether it makes sense to get some cash out that you have buried in the equity of your home to place in reserve for emergencies - refinancing in the near term will effectively double your costs to do so instead of doing a single refinance all at once.

If you already have a loan on your homestead, second home, vacation home, or investment property (up to 4 units for each such property). you can refinance your existing loan(s) to better the effective interest rate you are paying, to change the life term of the loan (shorten or lengthen), or both while pulling some cash out that is in the equity of the property. Please consult with us before you do this loan with us or anyone else to make sure the loan makes sense from an optimal financing and taxation view to make sure that it fits into your current real estate financing goals.

Be wary of (a) the impact of closing costs on the transaction and (b) the impact of any prepayment penalty costs that may be required upon paying off your existing loan(s). Also, have a plan for the usage of the cash out proceed received from in the equity of your home such as creating a reserve for emergencies. We handle the unique (and sometimes hard to place) homestead cash-out loans in Texas that, amongst many other restrictive provisions, only allow you to borrow up to 80% of your homestead's value, pay only 3% in certain closing costs, and provides for no prepayment penalty being allowed.

Businesses have long had line of credit loans which meant that they could borrow funds only for as long as needed and, then, repay the funds when not needed. Interest was only payable for the time the funds were being used and based upon the time period they were being used. Additionally, a charge was paid by the borrower for having the funds at the ready and, thus, reserved, by the lender. The loans were made available based upon the collateral, capacity, and credit worthiness of the borrower.

The residential market now has the same type of vehicle with the residential real estate securing the loan - Texas has some Constitutional restrictions on these loans as well. Generally, the interest rates charged on these loans approximates the Wall Street Journal Prime Rate, but that is a good trade-off since there is only one closing needed to have funds avaialble at your beckon call.

When you hear someone mention home improvements, thoughts go to installing a new pool, renovating a kitchen or bathroom, adding a new room, and so on. Some contractors offer package deals with their services, materials, and financing that have to be compared to separating the services and materials as a group and the financing we can provide.

We offer all the advisory service necessary to obtain financing to complete a construction loan for speculation homes. Like all construction loans, draws are made with the usual retainage upon inspection if deemed necessary at that particular stage by the lender. One lender allows credit for the draws to include the lot cost not usually included in the construction draws. We can also provide CPA accounting services to assist you with proper accounting of construction costs.

We offer all the advisory service necessary to obtain financing to complete a construction loan for a home a borrower is having built and taking that loan into permanent financing all in a one-time close. Like all construction loans, draws are made with the usual retainage upon inspection if deemed necessary at that particular stage by the lender. One lender allows credit for the draws to include the lot cost not usually included in the construction draws. We can also provide CPA accounting services to assist you or your builder with proper accounting of construction costs.