COMMERCIAL REAL ESTATE LOANS FOCUSED ON EXECUTION AND RESULTS
Securing the right financing requires more than submitting a loan request, it requires strategy, lender relationships, and disciplined execution.
At Scarborough Commercial Real Estate, we provide debt advisory and financing solutions for commercial real estate loans, land loans, and business acquisition financing. Whether you are acquiring, refinancing, or repositioning an asset, our approach is designed to improve terms, reduce risk, and ensure successful execution.
We work with owners, investors, and operators across Texas, helping structure and secure financing that aligns with both the asset and the business plan.
Schedule a Financing ReviewTHE COST OF INEFFICIENT FINANCING
Many owners and investors accept loan terms that are not fully optimized, often due to limited lender access, incomplete market visibility, or lack of negotiation leverage.
A common approach is to go directly to a lender, assuming it will be faster or more cost effective. In reality, this often limits options, reduces competition, and results in higher borrowing costs and less favorable loan structures.
It is similar to getting a single bid from a contractor and moving forward without comparison, which most owners would not do on a major investment.
Managing the financing process internally can also be time consuming, requiring coordination, follow up, and negotiation that distracts from running the asset or business.
Without a disciplined approach, financing decisions can negatively impact cash flow, flexibility, and long term investment performance.
HOW WE ARE COMPENSATED
Our fee is typically structured as part of the financing process and is aligned with successful execution.
Because we focus on improving loan terms, creating lender competition, and reducing overall cost of capital, our involvement often results in a net benefit to the borrower.
We are focused on delivering better outcomes, not adding unnecessary cost.
COMMERCIAL REAL ESTATE LOANS AND FINANCING SOLUTIONS
We help clients secure commercial real estate loans for acquisitions, refinancing, and repositioning across Texas, including office, retail, industrial, and mixed use properties.
In addition to traditional commercial property loans, we also arrange land loans, development financing, and business acquisition loans, as well as advise on capital stack structuring including senior debt, mezzanine financing, and preferred equity when appropriate.
Our approach ensures that financing is structured competitively, aligned with your investment goals, and positioned for successful execution.
HOW WE APPROACH DEBT ADVISORY
Our debt advisory process is built around aligning financing with your investment strategy, not just securing a loan.
We evaluate each opportunity based on capital structure, risk profile, and long term performance, ensuring the financing supports both current cash flow and future flexibility.
From lender selection to structuring to final negotiation, we focus on achieving the best possible outcome for your asset or business.
TYPES OF FINANCING WE SUPPORT
We advise on and arrange financing across a range of asset types and investment scenarios, including:
- Commercial real estate loans for office, retail, and industrial properties
- Land loans and development financing
- Business acquisition and operating company loans
- Commercial loan refinancing and recapitalization
- Bridge loans and transitional financing
- Senior debt, mezzanine financing, and preferred equity structures
OUR APPROACH TO FINANCING PERFORMANCE
We approach debt advisory with a focus on improving overall investment performance, not just completing a transaction.
That means structuring financing that supports cash flow, maintains flexibility for future decisions, and aligns capital with your long term strategy.
By understanding both the asset and the capital markets, we position each deal for stronger execution and better outcomes.
WHAT CLIENTS CAN EXPECT
• Clear guidance on financing strategy and structure
• Access to a broad network of lenders and capital sources
• Competitive loan terms through active negotiation
• A disciplined, organized execution process from start to close
• Advice aligned with your investment objectives, not just the transaction
An Advisory Partner with Real-World Perspective
Roy Martinez brings more than two decades of experience in banking, finance, and business operations to his consulting work.
His background includes commercial banking, operational analysis, capital planning, and advisory work with businesses in both growth and distressed situations. He has worked across industries including manufacturing, retail, healthcare, services, and oil and gas.
He has helped businesses improve internal controls, restructure financial operations, evaluate acquisitions, prepare for capital conversations, and navigate significant transition points.
Roy has also built and operated his own companies, giving him practical insight into the decisions business owners face beyond spreadsheets and projections.
COMMERCIAL REAL ESTATE LOANS ACROSS TEXAS
Based in Tyler, Texas, we provide commercial real estate loan advisory and financing solutions across the state, working with property owners, land investors, and business operators.
Our understanding of local markets, combined with access to a broad network of lenders, allows us to position deals effectively and secure financing that aligns with both the asset and the business plan.
We provide financing services throughout Texas, including East Texas, Dallas Fort Worth, Houston, Austin, and surrounding markets.
We bring the responsiveness of a local firm with the reach and capability to execute financing statewide.
Schedule a Financing ReviewCommercial Real Estate Financing FAQs
Commercial real estate debt advisory is the process of helping a borrower evaluate, structure, source, negotiate, and close financing.
A debt advisor looks beyond the interest rate and considers leverage, amortization, term, recourse, prepayment provisions, reserves, covenants, fees, and execution risk to evaluate a potential acquisition.
Scarborough CRE works with owners, investors, and operators to match the financing structure to the property and business plan, create competition among lenders, and manage the process from the initial financing review through closing.
A bank loan officer represents a specific financial institution and can offer the products available through that lender.
A debt advisor represents the borrower and can evaluate multiple lenders and other capital sources.
A debt advisor’s objective is not simply to obtain an approval. It is to identify the financing structure and lender that best fit the transaction.
A good advisor also helps prepare the request, anticipate lender concerns, compare proposals, and keep the process moving.
We assist with financing for
- Commercial real estate acquisitions
- Refinances
- Recapitalizations
- Land purchase
- Development projects
- Transitional or bridge situations
- Qualifying business acquisitions
Property types may include office, retail, industrial, mixed-use, and other commercial assets.
Depending on the transaction, the capital structure may involve conventional bank debt, credit unions, government-backed programs, debt funds, private capital, mezzanine financing, or preferred equity.
Equity requirements vary widely, but many commercial real estate loans require the borrower to contribute a meaningful portion of the total project cost.
The amount depends on the specifics of the transaction, which include the property type & condition, cash flow, occupancy, and other details unique to a particular transaction.
Stabilized properties may qualify for higher leverage than vacant, transitional, or development projects.
Rather than applying one percentage to every deal, we evaluate the full capital requirement, including closing costs, reserves, improvements, and working capital.
Debt advisory fees are disclosed before the financing process begins and are generally paid by the borrower.
The fee is commonly tied to successful execution, although the exact structure depends on the size and complexity of the assignment.
Any third-party costs remain separate unless specifically stated otherwise.
Our objective is to create value through lender access, improved structure, stronger negotiation, and organized execution, not to add unnecessary cost to the transaction.
Most lenders require information about both the borrower and the property.
Common items include
- Personal financial records, including tax returns
- Entity documents
- Bank statements
- Debt schedules
- Resumes of ownership experience
- Purchase contracts
- Rent rolls
- Leases
- And more
Development and business acquisition loans require additional documentation.
Organizing the package early can reduce delays and improve the lender's confidence in the request.
We first evaluate the asset, borrower, requested leverage, timing, and business plan, then identify lenders whose current appetite matches the transaction. But a broad lender list is not useful if most of the lenders are unlikely to execute.
We prepare a consistent financing package, conduct targeted outreach, answer questions, and compare proposals on the full economics and structure. Creating competition can improve terms, but lender reliability and closing certainty are just as important as the lowest quoted rate.
Possibly.
Being declined does not always mean the transaction cannot be financed, but it is important to understand why the lender said no.
We review the feedback, determine whether the request can be restructured or better presented, and identify lenders that may view the risk differently.
In some cases, the deal needs more equity or a revised business plan before it is financeable.
The timeline depends ona number of factors.
A straightforward acquisition or refinance may move faster than development, construction, business acquisition, or transitional financing.
Delays commonly occur when documents are incomplete, third-party reports take longer than expected, or material facts change during underwriting.
We establish a timeline, track outstanding items, and coordinate with the lender and other parties to keep the process moving.
We review the details of the loan and transaction and then identify the likely financing paths, missing information, major risks, and realistic next steps.
Prior to lender outreach, we examine the request and explain what must be corrected before approaching lenders so the borrower does not waste time or damage credibility.
When the request is ready for market, we organize the package and begin targeted lender outreach.
Contact Scarborough Commercial Real Estate
Have a question that is not answered here? Contact Scarborough Commercial Real Estate to discuss your situation and determine the best next step. Button: Request a Financing Review
Begin the ConversationREQUEST A FINANCING REVIEW
If you are evaluating commercial real estate loans, land financing, or business acquisition financing anywhere in Texas, we will review your situation, identify opportunities, and help structure financing that supports your goals.
