I send out a lot of loans to a lot of lenders.  I have a really good read about how lenders are feeling at the moment about the market.  By and large, over the last month or so, I have seen A HUGE SLOWDOWN in lender’s willingness to take on construction projects.  Many of them are saying it is too late in the cycle to begin construction projects, or they have filled their pipelines and no longer want to add any more construction.  It is not one sector or area of the country, it is pretty consistent nationwide.

 

Call Now to Discuss Your Deal (512) 354-5949

 

 

Keep in mind, projects you see going up around you now got approved months ago or even a year ago.  It takes time for a construction project to come to fruition.  In most cases, you are looking at 3-5 years for completion and stabilization.  I am hearing from many sources this time frame is just too far out to feel comfortable at this point in the cycle.

 

NOT EVERYONE HAS PULLED BACK!  JUST LAST WEEK I GOT A GROUND UP HOTEL CONSTRUCTION LOAN APPROVED ON THE SBA 504 PRODUCT AND A $15 MILLION DOLLAR STUDENT HOUSING LOAN APPROVED WITH A PRIVATE CONSTRUCTION LENDER.  There ARE aggressive sources still lending, just a lot less than there were 6 months ago.  They are STILL out there.  I know who they are and, I can help your project get funded.

Call Now to Discuss Your Deal (512) 354-5949

 

If you have a deal that you are struggling to get financed, why not send it my way?  I do NOT charge anything to review the loan and tell you whether it is fundable or not.  If it is, I can typically have pre-approval in writing in 48 hours!  It is quick, it is free and, it is painless.  Give me a call today at 512-354-5949 and let me help you get that project funded!

Karen Schimpf
P.S.  Don’t forget about our PRIVATE MONEY LOANS:
Sometimes loans can NOT get done conventionally or through SBA.  Whether it is because they have to close in 2 weeks,  the credit is horrible or some other factor, sometimes no bank will touch a loan.  In those cases, private money may be an option.  We have our OWN private money and we have a lot of money to lend.   Both underwriting and credit committee are in house.    If both like it, we will issue a commitment and close the loan as long as appraisal and title come in fine.  We WILL accept bank ordered appraisals if they are recently done.  In those cases, we can close lightning quick, we actually closed a loan once in 5 days!  Although 3 weeks is more the norm.  Our in house product, we will do loans as small as $100,000 and as large as $2.0 million.  We have lender partners that can close loans up to $50,000,000!  When speed is needed and certainty of funding matters, we are the BEST option available- so call today for a free pre-qualification or to discuss options that may be available to you at 512-354-5949.
 
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What is Your Rate?

 

I get asked this question every day. Every day, my answer is the same, “it depends, tell me about your deal”. The reason is very simple, commercial is not like home mortgages, everything depends. If Bill Gates, and Karen Schimpf were both buying a house, we would both get the same good rate-FNMA rates are what they are. In commercial, the type of property matters. If Bill Gates was buying a grocery anchored shopping center for $13 Million he may get a fixed rate in the 3’s. If Bill Gates was buying a class C shopping center with no anchor tenants for $1 Million, he would struggle to find a rate below 4.5%. The property matters.

 

Give me a CALL TODAY to get your deals closed at 512-650-8630

Conversely, if Bill Gates had never owned a multi-family property, and was buying a Class A multi-family product in Topeka, KS…he would probably get a rate in the low 4’s but John Smith, who owns 4 multi-family properties already, buying that same complex in Topeka, KS might get a fixed rate in the 3’s Non-recourse even though he has a fraction of the financial strength of Bill Gates. The borrower matters also. So honestly, without knowing all these factors-IT IS IMPOSSIBLE TO ETHICALLY QUOTE RATES. However, I am going to endeavor to give you ranges in this ezine today so you can have a general idea-hopefully this will help give some guidelines. AS MENTIONED EARLIER, this is only a general range by product/asset type and NOT set in stone rates.

 

Give me a CALL TODAY at 512-650-8630

 

INVESTOR DEALS (size matters)

– Larger class A/B deals in major metros can get fixed rates in the 3’s and low 4’s.

-Once you go below $1 million, rates will generally be in the 4’s best case even for solid properties

– Class C deals under $750K and/or tertiary markets may see rates into the 5’s

*** All of the above assume 75-80% occupancy and cash flow above 1.25 DSCR***

 

OWNER OCCUPIED DEALS (Borrower strength matters)

***Owner occupied deals are where the business occupies the property, there are really two main options-Conventional and SBA. Both assume DSCR of 1.2 or higher***

– Conventional-ONLY FOR THE STRONGEST OF BORROWERS-will see fixed rates in the 3’s and 4’s and LTV‘s between 65-80%. An 80% conventional loan with a fixed rate in the 3’s needs to be perfect essentially. For this type of loan, VERY few borrowers qualify.

 


Give me a CALL TODAY at 512-650-8630

SBA – 2 Types – 504 and 7a

-504 Loan is only for Real Estate and equipment deals and generally have a Fixed rates with a 1st and a 2nd loan blended rates in the 4’s.  We can do these in house for clients.  Special purpose propeties like hotels and gas stations will generally see blended rates in the low 5’s.

-7a Loan can be used for start ups, working capital, business only purchases, RE and equipment deals.  Floating rates generally fall between high 5% to 6.25% depending on strength of the borrower/property/business/etc.

ALT – A – Deals ( Just miss qualifying for the above mentioned deals for whatever reason – property type, location, credit score, vacancy rates, etc. Generally rates will be between 6.5% to 9% on these type of deals.  The deal must cash flow which is key for Alt-A deal.

 

Stated Income is available and you are likely to be closer to 9% to 12% for that type of product.  These are fixed rates for 3 -5 years with 30 year amortization period likely. The higher rate is typically fixed 25 years with 25 year amortization.  The fixed 25 year is unusual in the commercial market.

Bridge Deals/Private Money ( This is generally for properties that do not cash flow right now, or they are rehabing the property, or need a fast closing in 30 days or less, or they have a major credit hiccup like tax liens.)  Rates for these deals rely heavily on property type.  For example larger multi-family possibly can get rates starting in the 7’s and raw land going as high as 15% or more.  Most deals fall in the 8 to 12% range.  The term is generally for 1 to 3 years and might have an interest rate only payment.  These loans are stop gap measures, they are only for a time to get the deal done NOW, so that it can be re-positioned and refinanced or sold off latter.
The Above List is in No Way All Encompassing.  There are subtle nuances to every deal that may change the game.  There is no way to go over every type of property and situation.  To get an accurate quote give me a call at 512-650-8630.

 

Wishing You the Best,

 

Signiture

Karen Schimpf
Commercial Capital, Ltd.

P.S. Who do you know needs a commercial loan?  I specialize in Small Business Administration Loans (SBA), Private Money Loans, and Commercial Loans.  I help entrepreneurs attain financing for their business or project. I BRING COMMERCIAL MONEY FROM AROUND THE COUNTRY TO LOCAL MARKETPLACES INSURING THE MOST LIKELIHOOD OF CLOSING. The key is placing the borrower with the lender that most suits that borrower’s strengths. I do it better than anyone.  Give me a call today at O:512-650-8630 to get your loan closed.
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What’s Closing Now!

Here is a look at some recent closings within the last 30 days.  I like to post these every month or two to just give you a feel for some of the things that are happening in Commercial.  The investor marketplace is particularly hot right now-it is a very active market for apartment, industrial and retail buildings.  Two (2) of our closings in the last 30 days were investor deals.  Often, these deals have some hair on them that causes other banks to struggle but we have the resources to get it done for you.  We also had some franchise closings and some private money closings.  The market is HOT and cranking on all cylinders.  If you need a loan closed, if actually getting the money is the most important thing to you…give me a call!  I will screen the deal and pre-underwrite it for FREE.  We are the only no-risk option in commercial.  Give me a call today at 512-650-8630.  Now on to some, but not all, of our recent closings……

 

Give me a CALL TODAY to get your deals closed  at 512-650-8630    
 
$1,936,000 Purchase of 5 Duplexes on One Deed
 

Ft Worth, TX
This was an investor purchase that closed just last Friday.  The borrower could not get approval from Freddie or FNMA for the deal and being on one deed kept it from anything residential. HE TRIED A LOCAL BANK FIRST, got DENIED, and came to us desperate.  We found a balance sheet lender to do his loan at 70% and with good rates and we closed in time to save the deal.   FROM THE TIME THE CLIENT SIGNED THE INITIAL LOI TO CLOSING WAS 30 DAYS and with CONVENTIONAL RATES!

 

Give me a CALL TODAY  at 512-650-8630   
Two Franchise Start Up Closings!
Virginia and California
These were BOTH Firehouse Subs Franchise loans and BOTH were the borrowers FIRST location.  We do a ton of franchise financing including first location, expansion for their second store and beyond and even debt consolidation loans.  Franchises we have worked with run the gamut from Firehouse Subs to Jimmy John’s to Papa John’s and Subways to Ace Hardware, Jiffy Lube, Minute Maid and so much more.  Almost always, they get denied somewhere else and then come to us for financing.
Give me a CALL TODAY  at 512-650-8630   

Two Private Money Closings With OUR OWN FUNDS!

Maryland and South Carolina

One of these was for a golf course-our second golf course deal of the year.  We will do ANY type of property as long as it is commercial, and the deal makes sense.  The other one was a small loan against a property for a borrower to move her restaurant and expand the space.  No bank wanted to take the risk since the restaurant was NOT a franchise and the borrower had credit challenges but we got it done and soon she will be opening up and selling her fried chicken.  We will allow cash out for ANY reason as long as we have an exit strategy on the loan.
   
Karen Schimpf
Commercial Capital, Ltd.
p: 512-650-8630

P.S. 504 Refinance Program is HOT.  Current SBA loans can NOT be refinanced on this program.  The debt must be non-government debt.  Any business that owns the building it is in has an opportunity to refinance that debt with LONG TERM FIXED RATES in the 4’s AND pull CASH OUT at the LOWEST PAYMENTS POSSIBLE.  It is a GREAT opportunity.   IF YOUR CURRENT BANK IS SAYING NO OR WORSE, TAKING FOREVER TO DECIDE, GIVE ME A CALL TODAY.  I will have you quick answers and you’ll be on your way to a closing-just call Karen Schimpf at 512-650-8630.  Give me a call today!
Give me a call today to discuss your deal at 512-650-8630

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Commercial Capital LTD

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A HUGE Opportunity for Small Businesses!

Starting June 24th the SBA will begin to take applications for the new 504 Refinance Program.  The program will allow small businesses that own their properties to refinance with low fixed rates in the 4’s and pull cash out up to 75% for business purposes.  The true benefit will be in the amortization that will amortize these loans over a 20-23 year blended term!

Give me a CALL TODAY to get your deals closed  at 512-650-8630    
 
Let me give you an example.  John bought the property his business is in 10 years ago for $800,000.  At the time, he put down 25% and took out a $600,000 loan at 5.5% with a 20 year amortization from a local bank.  His current payment is $4127 a month.  After 10 years he still owes $450,000.  His business has done well but even though his sales have stayed up, he is netting less than before as inflation and competition have eaten at his profits.  Over the years, he had to borrower on various loans and credit cards to purchase business assets or meet cash flow needs.  Let’s say he owes $100,000 on various lines and cards and his payments on these various lines are roughly $2000 a month.  John’s debt looks like this…
Give me a CALL TODAY  at 512-650-8630   
$450,000 mortgage loan
$100,000 business debt
$550,000 total debt.  And his payments on that debt equal $6,127.
Today, his building has appreciated and is worth $1,000,000.  The 504 Refinance allows cash out up to 25% of the value of the building for business debt and even upcoming debts for the next 18 months like unpaid payables, payroll, etc.  We could refinance him and have it look like this:
$450,000 Mortgage payoff
+$100,000 business debt
+$150,000 working capital, cash for business use
$700,000 new mortgage.
This debt would be a $400,000 first and a $300,000 second from the SBA.  The blended rate on the two loans would be roughly 4.6% and the blended amortization would be 23 years.
Give me a CALL TODAY  at 512-650-8630   
HIS NEW PAYMENT FOR THE 504 REFINANCE OF BOTH THE FIRST AND THE SECOND WILL ONLY BE $4157!  Not only would he save almost $2000 a month-a huge savings for a small business, he would get $150,000 in cash to use for his business-essentially free of payments!  WOW!
There is not enough space in this column to share all the nuances of the program and refinances of just mortgage debt and closing costs can go all the way up to 90%!  EVEN ON HOTELS AND SPECIAL USE PROPERTIES!

Wishing you the Best,

 

Karen Schimpf

Commercial Capital, Ltd.
p: 512-650-8630
e: KarenSchimpf at gmail.com

www.linkedin.com/in/karenschimpf/
blog: http://bizloansconnections.com/
website: http://applycommercialloans.com

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What is Closing Now: Investor Loans

 

Here is a look at some recent closings within the last 30 days.  I like to post these every month or two to just give you a feel for some of the things that are happening in Commercial.  The investor marketplace is particularly hot right now-it is a very active market for apartment, industrial and retail buildings.  Three (3) of our closings in the last 30 days were investor deals.  Often, these deals have some hair on them that causes other banks to struggle but, we have the resources to get it done for you.   If you need a loan closed, if actually getting the money is the most important thing to you…give me a call!  I will screen the deal and pre-underwrite it for FREE.  We are the only no-risk option in commercial.  Now on to a closing……
Give me a CALL TODAY  at 512-650-8630   

$2,397,000 Retail Shopping Center Purchase…..

Location:  Peachtree City, GA
Type – This deal posed a problem for the local banks because the borrowers were from another state.  Most banks struggle with out of state borrowers regardless of how strong they are.  We never have a problem with that.  We have a plethora of resources who do not care about the location of the borrower as long as the property is sound and, the deal makes sense.  This borrower got a 4.25% fixed rate with a 25 year amortization.  They got 75% financing.  The main borrower actually lived in Israel and flew in for the closing. We can do Foreign National financing as well!
Give me a CALL TODAY  at 512-650-8630   
 
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Hot Apartment Rates on Loan Amount of $250K+

Rates can start in the LOW 4’s and it is not a FNMA or Freddie Mac loan.
  • Purchase
  • Refinance
  • 5 units or more
Give me a CALL TODAY to get your deals closed  at 512-650-8630    
  • Minimum loan amount is $250K
  • Max loan amount is $3MM
  • 75% LTV
  • Amortization is 25 or 30 year depending on age of building
Give me a CALL TODAY  at 512-650-8630   
  • Lend in specific locations:
Full States: Illinois, Indiana, Wisconsin
Give me a CALL TODAY  at 512-650-8630   

  • Lend in specific locations:

    Cities: FL-Jacksonville, West Palm Beach, Orlando, Tampa, Ft. Lauderdale, St. Petersberg, Daytona Beach, Tallahassee, Gainesville
    Louisville, KY
    Minneapolis, MN
    Oklahoma City, OK
    Nashville, TN
    TX-Austin, Houston, Dallas

     

     

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The End of the Year Cometh-and That Very Soon!

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Believe it or not, the end of the year is upon us.  Most banks have already switched to just focusing on closing the loans that are in their pipeline.  Many banks have already issued their deadline dates-dates by which loans have to be in to close this year and in most cases, that date has ALREADY passed! In other words, if your loan is not already in process at the banks or lenders you are trying to close with- they may not be able to close it this year!
 

 

 
Give me a CALL TODAY to get your deals closed by the end of the year at 512-650-8630      

 

Many banks are so backed up, they are worried about closing even loans already in their pipeline.  SO IF YOU ABSOLUTELY HAVE TO CLOSE A LOAN BY THE END OF THE YEAR-WHAT DO YOU DO?  The answer is private money lending.  Private money lenders are just as busy as the banks but they operate without the regulatory environment that the banks have to operate from.  We are a private money lender and we can still take a loan in this month and close it in the same month.  As the holidays approach, even private money lenders turn times will slow as we focus on closing out our pipelines, and the companies we rely on like appraisers and title companies, are backed up as well.  Commercial mortgage volume has swelled this year and everyone who is good is just very backed up.

 

Give me a CALL TODAY  at 512-650-8630   

 

The good news is that pricing has come down with private money lenders. Some have rates in the 6’s and for Class A projects in major metros, those rates can be in the 5% range.  Of course, the smaller or tougher your deal is, (in other words-the more risky the loan), the higher the rates will be.  But the certainty of execution is sure.   So if you have a loan that absolutely has to close this year and you are still needing approval, give me a call.  I know which lenders might be able to sneak you in conventionally still, and if that does not work, I have the private money sources to make sure you do not lose that property or miss out on that 1031 exchange.  WHEN YOUR LOAN ABSOLUTELY HAS TO CLOSE THIS YEAR-THERE IS ONLY ONE NUMBER YOU NEED-512-650-8630 .  Give me a call today!

 

To get your loan closed by the end of the year, Give me a CALL TODAY  at 512-650-8630   

 
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Blanket Loans

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A blanket loan has a couple advantages for investors.  The first advantage is the blanket loan program allows investors to roll several properties into one loan so that they have one mortgage. Many of my investors that managing one mortgage is considerably easier to handle.  Another reason investors like the blanket loan program is that if they own 10+ properties they find the blanket loan has lower rates.  Typically 10+ financed properties have rates in the double digits. The blanket loan rates typically start around 5.75% to 6.75% depending on the program. Lastly investors consider the blanket loan because many blanket lenders allow you to form an S Corp. for the properties in the blanket loan.  These investors are than allowed to purchase new properties under Fannie Mae and Freddie Mac residential loan program.

The blanket loan has come a long way from prior to 2008.  The blanket loans of the past had to have the properties within a short distance from one another.  Today investors can have properties that are located all over the country. I have several deals in my pipeline right now where my clients have 20+ properties all over the country. The goal for these investors have ranged from pulling out cash, to lowering their rate, to just wanting to have one mortgage payment.  Below are the criteria for a blanket loan.

 

Give me a CALL TODAY  at 512-650-8630    

 

  • Types of Transactions are Purchase, refinance and cash out
  • Types of Properties: condos, single family residence, duplexes, apartments
  • Location of the properties can be spread out between different states
  • Loan to value goes up to 75% LTV.
 

Give me a CALL TODAY  at 512-650-8630   

 

  • Minimum loan amount is $500,000 up to $50MM.
  • Minimums: value of each property is $50K and 750 sq ft.
  • Non Recourse is allowed on loan amounts around $3MM+

 

Give me a CALL TODAY  at 512-650-8630   

 

  • Foreign Nationals Allowed
  • Minimum Number of Units is 5
  • Must be leased up 90%
  • Terms are 5 or10 year balloon
  • Amortization 30 years

Wishing You the Best,

Karen Schimpf
Commercial Capital, Ltd.
p: 512-650-8630
c: 512-354-5949
P.S. When the Bank Says No, Come to Us to Get Your Deal Closed.  I specialize in SBA and Alternative Commercial Loans.  I help entrepreneurs attain financing for their business or project. I BRING MONEY FROM AROUND THE COUNTRY TO LOCAL MARKETPLACES INSURING THE MOST LIKELIHOOD OF CLOSING. The key is placing the borrower with the lender that most suits that borrower’s strengths. I do it better than anyone.  Give me a call today at O:512-650-8630 or C:512-354-5949 to get your loan closed.
Give me a call today to discuss your deal at 512-650-8630

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Commercial Capital LTD

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What the Big Money Thinks on the Economy!

This past week the owner of Commercial Capital Ltd. was at a lender conference in Miami.   At the conference were representatives, VP’s and partners in firms both public and private that represent over a trillion dollars worth of lending capacity. These firms collectively control many trillions in real estate and cash.  Needless to say, these were some big money folks.  The general sense the owner of Commercial Capital Ltd.  got from them was interesting.

Give me a CALL TODAY  at 512-650-8630

Almost across the board-NONE of them felt like a disruption in the economy would happen any time soon.  Most felt confident that we had at least 3-5 years of continued expansion.  They based their opinions on the sheer money that is available to lend, and core things like rent growth and momentum.  Collectively, there has been more money raised and sitting poised to deploy into deals than any of them can remember.  THEY ALL WARNED THAT ANYTHING COULD HAPPEN, they acknowledged that there are global concerns that could trip everything up, but barring something like that…they felt VERY GOOD about the economy over the next 3-5 years.  I must be honest, that is a longer time span than I myself thought.  SO this was encouraging.  Some other interesting nuggets from the conference….

-Despite having more money available to deploy into deals, most lenders are NOT significantly changing their underwriting criteria.  They may be a little more aggressive than they were a year ago but they have NOT thrown caution to the wind.  Underwriting is no where close to the crazy that was happening in 2006 and 7 that helped facilitate the 2008 debacle.  Banks are actually MORE regulated now and hence…just as tight on their underwriting as ever despite having plenty of cash available to lend.  This was another reason that the big boys felt good about continued growth…..
Give me a CALL TODAY  at 512-650-8630    
– The major metro markets will continue to get the lion’s share of the money as two trends are converging to make the major markets attractive-seniors heading back to the cities and the under 30 crowd wanting to live and work in the urban centers.  The most aggressive rates, money and construction funds will be available in the major metro markets for the near future
– However, big funds, needing to deploy capital, will look to move selectively into secondary and tertiary markets to try to find yield.  Good projects in these markets will be able to still attract capital…especially if the market is in a growth corridor.

-Stunningly, multi-family properties are 52% above the 2007 peak in major metros and office is 42% above the prior peak.  Meanwhile, suburban non-major metros are still 15% below the peak and many tertiary markets are still far below the highs….office in suburban markets are struggling as there is very little rent growth in suburban office markets.

Give me a CALL TODAY  at 512-650-8630
So what do we make of all this?  The big money is flowing into commercial real estate funds, banks are healthy and have money to lend, the Fed just kept rates low yet again, and the economy continues to recover.  These are all positives for continued strength in the commercial market.  Government regulation of banks will continue and actually increase with new legislation continuing to be phased in.  This will lead to a lot of solid deals still getting denied as the big banks and local banks still DENY MORE LOANS THAN THEY APPROVE.  It is here where my firm adds the greatest value.  OVER 80% OF THE LOANS WE CLOSE GOT DENIED SOMEWHERE FIRST AND I WAS ABLE TO GET THEM CONVENTIONAL GOOD RATES.  Nothing is lost by giving me a call….It costs NOTHING to send a deal to me and get a second opinion.  We may just be the best option to get the deal to the closing table.  If you or anyone you know is looking to purchase or refinance their existing commercial property or is looking to do a business expansion or start-up, give me a call at 512-650-8630.  What do you have to lose?  Call me today at 512-250-8630 with your scenario.

 

 

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This is an article from Bloomberg that discusses the Unlikely Cities that  Will Power US Economy.  Could these Cities be the Next Place to Buy your  Multifamily Units?

Click here to check out the cities. http://www.bloomberg.com/graphics/2015-stem-jobs/

 

Wishing You the Best,

Karen Schimpf
Commercial Capital, Ltd.
p: 512-650-8630
c: 512-354-5949
e: KarenSchimpf@gmail.com
www.linkedin.com/in/karenschimpf/
blog: http://bizloansconnections.com/

website: http://applycommercialloans.com

Send Me Documents Via my Secure Email @ https://securecontact.me/KarenSchimpf@gmail.com

P.S. No Risk Solution. When the Bank Says No, Come to Me to Get Your Deal Closed.  I
specialize in Small Business Administration Loans (SBA) and
Commercial Loans.  I help entrepreneurs attain financing for their
business or project. I BRING COMMERCIAL MONEY
FROM AROUND THE COUNTRY TO LOCAL MARKETPLACES INSURING THE MOST
LIKELIHOOD OF CLOSING. The key is placing the borrower with the lender
that most suits that borrower’s strengths. I do it better than anyone.
Give me a call today at O:512-650-8630 to get your loan closed.

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