Having trouble viewing this email? Click here.


Volume 7: Issue 1 | Date: February 6, 2019



You are receiving this letter because you either wrote to us or you are a commercial real estate broker client of either Blackburne & Sons or C-Loans, Inc. Today we'll talk about how Blackburne & Sons can bring up to $2 million in development equity to your construction projects. We also have lots of cute, clean jokes, some funny pics, and a hilarious video of a stand-up comedian using misheard song lyrics. You will be rolling on the floor with laughter. Haha!


Joke Du Jour

My dad showed me a 30-minute PowerPoint presentation on why one should always wear a condom during (pre-marital relations). All the slides were just pictures of me.


Private Money Commercial Permanent Loans From $100K to $3.5M Nationwide

Do you need a commercial lender who will actually lend up to 75% LTV?  Blackburne & Sons has decided to compete against banks by offering a higher LTV.

Do you need a lender who will also look at the borrower's global income - income from salaries, other investments, etc.? Do you need a lender who will allow the seller to carry back a second mortgage? Does your client have a balloon payment coming due on his commercial property? Has your bank offered him a discounted pay-off? Does your borrower have less-than-stellar credit? Is your client's company losing money? Is your borrower a foreign national? Do you need a non-recourse loan? Do you need a commercial loan with no prepayment penalty?

Is your client's commercial property partially vacant? Do all of your commercial leases run out in the next 18 months? Do you need a lender who will allow a negative cash flow? Do you need a loan against a portfolio of rental houses?

And don't forget, we will quickly and happily issue you a written Loan Approval Letter - at no charge - that you can use as a fallback and to lure cheaper lenders. After all, everyone wants to lend to you if you already have a commitment. Here is our latest rate sheet.

Blackburne & Sons is looking for commercial real estate loans that are not quite clean enough for a bank. Please click here to submit a hard money commercial loan or call me, George Blackburne IV, at (916) 338-3232 Ext. 314.


Purchasing Power Joke

I remember when I was a kid, I could go to the store with $1 and come home with 3 bags of chips, 2 candy bars, a Twinkie, and an ice cold drink. Nowadays, they've got cameras everywhere.


- Today's Lesson -

We'll Bring Equity to Your Developer's Construction Loan

Is your developer building a small apartment building, office building, or flagged hotel? Is his (Tom, please note) bank asking for more equity? We may be able to help.

Blackburne & Sons Realty Capital Corporation can raise relatively small amounts of equity for new construction deals. We are looking to invest in fairly standard property types - the four major food groups(multifamily, office, retail, and industrial), plus self-storage and hospitality. Sorry, but we will NOT consider residential development projects at this time. It is too late in the economic cycle. Homes will be slow to sell during a recession.

We are not going to provide 100% of the equity in a commercial construction deal. We want the developer to have a ton of his own skin in the game. We certainly don't want him walking away. As a result, we will not contribute more than 40% of the required equity.

Got a deal? Please send me, George Blackburne III (the old man and father of George IV), a ONE paragraph pitch that mirrors the following Sample Equity Contribution Request:


My customer is building a spec office building in Billings, Montana, where nearby oil exploration has driven the office vacancy rate down to below 5% (give me a little sizzle here). 

The total cost of the project is $10 million, and our bank will make a construction loan of 70% of cost. My customer needs a total of $3 million in equity, and he is short $1.3 million in equity.

Important Note:

I get 1,500 emails every single day, so it is critical that the subject line read exactly, "Equity Contribution Request"; otherwise, it will be too easy for me to miss your important email. If your deal looks like a good fit, I'll ask for your package, and I'll send you my phone number.



Driving Test Joke

I failed my driving test today. I was driving down a country road with the examiner, when a rabbit ran out right in front of the car.  I remembered that my instructor had said that you should never swerve or try to avoid an animal because it's dangerous.  You could end up causing a more serious accident.  You should always just hit it and keep on driving.  Had to chase that little bugger for miles across the fields before I finally got it!

No cute little bunnies were hurt in the making of this joke.


We're Now Making Business Purpose Rental Home Loans in Most States

These loans are sometimes known as buy-to-rent loans. For the past 38 years, Blackburne & Sons has exclusively been a commercial lender. This has now changed. We are aggressively seeking non-owner-occupied home loans. We have already made non-owner-occupied home loans in the following states, and our attorney is standing ready to quickly research the laws in most other states:

  1. California
  2. Florida
  3. Arizona
  4. Washington
  5. New Jersey
  6. Missouri
  7. Maryland
  8. Ohio
  9. Alaska
  10. New York
  11. Texas
  12. Virginia
  13. Hawaii
  14. Delaware
  15. Indiana
  16. Louisiana
  17. North Carolina
  18. Georgia

*Probably your state too. We'll quickly call our attorney.

The property has to be non-owner occupied, and the purpose of the loan must be for business. The nice thing about business purpose home loans from Blackburne & Sons is that our loans have a 30-year amortization, a 15-year term and no prepayment penalty.

Got a commercial deal nationwide or a business purpose, non-owner-occupied residential deal in one of the above states? Please call me:

George Blackburne, IV

Loan Representative

P: (916) 338-3232 Ext. 314


NMLS #382112


Hairstyle Joke

I accompanied my husband to get a haircut. While flipping through a magazine I found a hairstyle that would look good on me. I asked the receptionist if I could take the magazine next door to make a copy of the hairstyle photo. 

"Well, okay," she replied, "but leave some ID--a driver's license or credit card." 

"But my husband is here getting his hair cut," I explained. 

"Yeah... but we need something you'll come back for."


Download Your Free Guide, "How To Find Houses To Flip"

Download your free guide here.


Hot-To-Trot To Make Fix and Flip Loans

Blackburne & Sons is making a huge push into fix and flip lending. Of course we will still make our private money permanent loans on commercial properties nationwide; but we are now also making fix and flip loans across the country.

Please click here to submit a fix and flip loan or a hard money commercial loan or call me, George Blackburne IV, at (916) 338-3232.


Submit Your “A” Quality Commercial Loans Using C-Loans

You old veterans know that commercial lenders are incredibly fickle. One moment a bank loves self storage loans, and the next moment - usually after taking a loss - it wouldn't touch a self storage facility loan with a ten-foot pole. C-Loans.com is a commercial mortgage portal that was designed with commercial lender fickleness in mind. You fill out one mini-app, and then you can submit your commercial loan application to bank after bank, six at a time, until you find a bank hungry to make a commercial loan today. Borrowers and commercial brokers have closed over 1,000 commercial real estate loans totaling over $1 billion, so C-Loans clearly works. And C-Loans.com is free!


CommercialMortgage.com Just Keeps Getting Better and Better

Every day we add more banks and credit unions to CommercialMortgage.com. With almost 4,000 banks, credit unions, and other commercial lenders, CommercialMortgage.com is by far the largest databank of commercial lenders in the country. And CommercialMortgage.com is free!


Boomerang Joke

I threw a boomerang a few years ago. Now I live in constant fear.


Only Blackburne & Sons Can Do This

  1. Blackburne & Sons has some truly unique and super cool programs:We'll give you a bridge loan on your commercial property for only one point!  There is no prepayment penalty.
  2. We allow sellers to carry back a second mortgage behind our first mortgage.
  3. We will actually lend up to a 75% loan-to-value ration. Banks claim they will lend up to 75% LTV, but in real life they will only go 68% LTV.
  4. We offer private money (loose-goosey underwriting) commercial loans with 30-year payments and a 15-year term. Our competitors offer 2 to 3-year bridge loans. We offer 15-year permanent loans with no prepayment penalty. Never again will you have a balloon payment come due during a recession.
  5. We buy commercial first mortgages (usually at a discount).
  6. Instead of discounting your wonderful commercial first mortgage, consider pledging it as collateral for a smaller loan. This is called a hypothecation. We make loans secured by mortgage notes owned by the borrower.

French Joke

When I was a kid, my parents would always say, "Excuse my french”, after a swear word…  I'll never forget that first day at school when the teacher asked did we know any French.


Free Copy of The Blackburne List

The Blackburne List is a list of over 2,500 commercial lenders located nationwide. We spent almost $30,000 and three months updating this list, and we just finished updating it in 2019.

The Blackburne List is available for purchase for just $79.95 at CommercialLenders.com. Is money tight? You can also buy one of our three Regional Lists (750+ lenders) for just $39.95.

How do we find our commercial lenders? We trade for them! We will trade you one of our three Regional Lists for the contact information of just one banker making commercial real estate loans. If you refer us three bankers, you will own the entire Blackburne List.


There is another way that you can access The Blackburne List. Our newest portal, CommercialMortgage.com, is an online way to search the entire Blackburne List for the 30 lenders most suitable to make your commercial loan. CommercialMortgage.com ("CMDC") is also 100% free!


Jacked-Up Joke

Judi and Gayle were at an auto show. (I’ll let you guess their hair color.)  There they saw a hot-rod with a jacked up rear end.  "Judi, why is the back end higher than the front?" Gayle asked.  "Don't you know anything?" Judi sighed exasperated. "If you've got the back up like that, then you're always going downhill!”


Learn Commercial Real Estate Finance - 9hr Video Training

It would be a lot easier to close your commercial deals if you actually knew the subject matter. Are you finally ready to learn the financial ratios and the advanced terminology of commercial real estate finance? Just $549.


Obviously the Smarter of the Two Genders


Two Ways To Earn Referral Fees for Commercial Loans - We Once Paid $21,250

This is an absolute no-brainer. You simply put a link to C-Loans.com on your real estate website. We once paid a $21,250 referral fee to a guy who was asleep when the lead came in! Here are the details.

You can also refer commercial loans by hand. Simply insert your referrals here.


On a Personal Note

Hello, my name is George and I am an addict. My addiction? Succulents. It started out small. When we moved into our house, the previous owners left a potted Jade (Crassula argentea) plant. We didn’t water it for a year but it somehow survived. After this year of hell, we figured it earned a chance to live so we planted it. Fast forward another year later, and our now planted Jade was huge and blooming. Then it started… my partner’s aunt offered us a clipping of her Chinese Pine (Crassula tetragona - another succulent) for a clipping of our Jade. This was the moment we were hooked. 

Next thing we knew, we were scouring Facebook Market Place and Next Door for other succulents, often trading clippings from our plants in exchange for theirs. It wasn’t long before we hit rock bottom. We would drive around on the weekends identifying succulents in public parks and growing wild and then coming back at night with pruning sheers and clipping off some. We even considered sneaking on to someone’s front yard to snag an aloe pup, but it was in that moment we knew we had a problem. Luckily, with the help of friends and family we are in recovery.

George Blackburne, IV

Loan Representative

P: (916) 338-3232 Ext. 314


CA DRE #01873244

NMLS #382112

Have a deal to run by me? Click here.


Final Funny

A woman tells her friend she is getting married for the fourth time. "How wonderful! I hope you don't mind me asking, what happened to your first husband?” "He ate poisonous mushrooms and died.” "Oh, how tragic! What about your second husband?” "He also ate poisonous mushrooms and died.” "Oh, how terrible! I'm almost afraid to ask you about your third husband.” "He died of a broken neck.” "A broken neck?” "He wouldn't eat the mushrooms."

TwitterFacebookLinkedInBlackburne & Sons Website

The FREE C-Loans Blog

CA DRE #829677

NMLS #103430


P: (916) 338-3232

F: (916) 338-2328

4811 Chippendale Dr, Ste. 101

Sacramento, CA 95841


CA DRE #1330173

NMLS #167100

Members of the Blackburne Family of Companies