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Volume 7: Issue 11 | Date: November 1, 2019


What is the Advantage of a USDA Business and Industry Loan Over an SBA Loan?

A USDA Business and Industry loan enjoys a 30-year amortization, the equipment loan portion can be amortized over 15-years, and the loan can be as large as $25 million. The property also does not have to owner-occupied, as long as it creates jobs in a rural area.

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 explain how an investor can get 90% financing on the purchase of a commercial property in an Enterprise Zone. We also have lots of cute, clean jokes, some funny pics, and a funny video about how not to leave a car wash.


Joke Du Jour

One day my home phone rang. It was a salesman from a mortgage refinance company. "Do you have a second mortgage on your home?” "No," I replied. "Would you like to consolidate all your debts?” he asked. "I really don't have any," I said. "How about freeing up cash for home improvements?" he tried. "I don't need any. I just recently had some done and paid cash," I parried. There was a brief silence, and then he asked, "Are you looking for a husband?"


Free Commercial Loan Software

C-Loans has just developed some brand new commercial loan software that is super-easy to use, even for a complete newbie to commercial real estate finance. You just fill in the blanks.  You can then take your professional-looking commercial loan package and submit it to any lender in the country. This new commercial loan software is also 100% free.


Dimes Joke

Little Mary talking to Little Johnny: "I found twenty cents on the sidewalk."

Little Johnny: "That's mine. I dropped a twenty-cent coin there this morning."

Little Mary: "But what I found was two ten-cent coins!"

Little Johnny: "That's it. I heard it break when it hit the ground.”


Private Money Commercial Permanent Loans

From $100K to $3.5M Nationwide

Click HERE to Apply Now!

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.

Have a deal to run by me? Click HERE

Alicia Gandy

Loan Representative

P: (916) 338-3232 Ext. 310


NMLS #389678

CA DRE #01430908


Fetal Movement Joke

Q; When will my baby move?

A: With any luck, right after he finishes high school.


Learn Commercial Real Estate Finance

9 Hour 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.

Now available online!


Face Crean Joke

Q: What kind of face cream do matadors use? 

A: Olay!


Business Purpose Rental Home Loans in Most States

Click HERE to Apply Now!

Please pay special attention to the following: Unlike other hard money brokers, Blackburne & Sons Realty Capital Corporation makes home loans with a 15-year term (30-year amortization), and there is NO prepayment penalty. Our competitors make just three-year or five-year bridge loans. Our loans are clearly better because you may want to hold the property. These loans are sometimes known as buy-to-rent loans.

Historically, Blackburne & Sons was mostly a commercial lender. This has now changed. We are aggressively aggressively seeking non-owner occupied home loans. We have already closed loans in the following states, and our attorney can quickly research your state to verify that we can lend there. Unfortunately, in a handful of states, an NMLS license is not enough.

We can lend in the following:

  • New Jersey
  • Missouri
  • Maryland
  • Alaska
  • Ohio
  • Florida
  • New York
  • California
  • Washington
  • Arizona
  • Texas
  • Hawaii
  • Virginia
  • Delaware
  • Indiana
  • Louisiana
  • Hawaii
  • North Carolina
  • South Carolina
  • Georgia
  • Pennsylvania
  • Michigan
  • Louisiana
  • Oklahoma
  • Rhode Island
  • Tennessee
  • Wisconsin

Unfortunately the these are out:

  • Nevada
  • Minnesota
  • Idaho
  • Oregon
  • South Dakota
  • Vermont
  • North Dakota
  • Utah

Don't see YOUR state listed above? If you have a real-life deal, we’ll hire our attorney to quickly research its availability.

Alicia Gandy

Loan Representative

P: (916) 338-3232 Ext. 310


NMLS #389678

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.


Misspeling Joke

Q: What word is always spelled wrong in the dictionary? 

A: Wrong.


- Today's Observation -

The USDA's Commercial Loan Program

Many of the poorest Americans live in rural areas. In order to foster the growth of higher-paying jobs in rural areas, the USDA has developed a commercial loan program that is similar to the successful SBA loan program. It is called the Business and Industries (“B&I”) Loan Program.

In most cases, a borrower who qualifies for an SBA loan will also qualify for a USDA loan, as long as the population in the surrounding 25 miles is relatively low. But why apply for a USDA loan? Why not just apply for an SBA loan?

  • Few SBA lenders are enthusiastic about making large loans in very rural areas. Remember, only a portion of an SBA loan is guaranteed by the Federal government. SBA lenders still have a piece of their own tushes exposed and at risk on every deal. Loans in Bum Flowers, Egypt are not terribly appealing to most banks and SBA lenders.
  • The maximum loan amount for a USDA loan is a whopping $25 million, and this loan amount can sometimes even be increased. The maximum loan amount for an SBA 7a loan (the 25-year adjustable loan) is just $5 million. The maximum loan amount on a SBA 504 loan (the fixed rate program) is just $10 million.
  • A single lender makes the entire loan. There is no need to bring in a community development corporation and conventional lender to make the underlying first mortgage. Anyone who has ever gotten an SBA 504 loan can testify that the process can be buggy, slow, and maddening.
  • USDA loans do NOT have to be owner-occupied! Suppose an investor wants to renovate an old, vacant industrial property in the Boonies and lease it to a manufacturing company willing to move to a rural area. The USDA will guaranty such a loan, even though the loan is arguably a subsidy to the wealthy investor.
  • Can you imagine the financial benefits of using a USDA loan in an opportunity zone???
  • USDA loans enjoy a 30-year amortization, rather than just 25 years.
  • The USDA will guaranty 15-year loans on equipment, rather than just 7-years on SBA loans. This greatly frees up cash flow.
  • Individual investors, rather than just companies, can qualify for a USDA-guaranteed B&I loan.
  • The borrower does NOT need to be a for-profit entity. Non-profit entities are also eligible.

Just click here to apply for a USDA Business and Industries loan.


How to Earn Huge Referral Fees

Please click here after viewing the video.


Engagement Joke

Michelle: "I hear you broke off your engagement to Rob. Why?"

Irina: "It's just that my feelings toward him weren't the same any more."

Michelle: "Are you returning the ring?"

Irina: "No way! My feelings toward the ring haven't changed.”


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!

Apply for a loan now!


Time Machine Joke

When I was a little boy, a strange man stepped out of a time machine and punched me for no reason. Now at last I've managed to build a time machine of my own, I'm going back to when he was a little boy, so I can punch him and see how he likes it.


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, Alicia Gandy, at (916) 338-3232.


Janitor Joke

Q: What did the school janitor say when he jumped out of the closet? 

A: Supplies!



Even More Commercial Lenders

Every day we add two to five new 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.

Do you understand that CommercialMortgage.com is absolutely free to use? The lenders listed do NOT jack up their loan fee in order to pay a software licensing fee to C-Loans, Inc. One of the most successful commercial mortgage brokers in the entire country is Les Agisim of Trevor Cole Commercial, and Les uses CommercialMortgage.com all of the time. You would be wise to do what the successful guys do.


Vegetables? Yuck!

Think about it... Even Popeye didn't eat his spinach until he absolutely had to.


Free Copy of The Blackburne List

Click here to get a free list of 200 commercial lenders, including at least five for every state.

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.

You can also search The Blackburne List using CommercialMortgage.com for free.


Only Blackburne & Sons Can Do This

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.
  • We allow sellers to carry back a second mortgage behind our first mortgage.
  • 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.
  • 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.
  • We buy commercial first mortgages (usually at a discount).
  • 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.

Pin Hole Joke

Putting a pin through all of my best friend’s condoms seemed like a good idea at the time. It backfired, though, when I found out my wife is pregnant.


Need a NMLS License? Need to Renew Your CE Hours?

This fun instructor makes these hours bearable.


Crocodile Island Joke

"Indonesia's anti-drug chief is proposing that the country put narcotics offenders in a jail on an island surrounded by crocodiles. The plan is to send the inmates food supplies every day but they will have to survive on their own. This already sounds like a reality TV show I would totally watch.” — James Corden 


Use Cheddar Stacks to Get Commercial Loans

Imagine 19 business men and women, all working in industries centered around real estate. Each has an app on their cell phone that makes it easy to shoot each other leads. Folks, referral leads are worth THIRTY leads from advertising. Click here for more details.


Bear Joke

A bear walks into a bar and says, "Give me a whiskey and...(pause)...... cola.” "Why the big pause?" asks the bartender. 

The bear shrugged, looking in his lap, "I'm not sure. I was born with them.”


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.


Wedding Joke

At the wedding reception someone yelled, "Would all the married men please stand next to the one person who has made their life worth living." The bartender was almost crushed to death.


On a Personal Note

This past weekend was a fun one! On Friday night, my husband and I finally met the parents of my daughter’s boyfriend, Nate. They have been together for 4 years now, so it was much overdue. We went to Mikuni, a local sushi restaurant and actually had a very good time. It turns out we have more in common with them than we thought. On Saturday night we attended an engagement party for one of my best friend’s daughter and her fiancé. She is 21 and getting married next September. The party was wonderful. Beautiful decorations, Mexican food theme, margarita bar, dessert bar, etc. It was a great weekend!

Alicia Gandy

Loan Representative

P: (916) 338-3232 Ext. 310


NMLS #389678

CA DRE #01430908

Have a deal to run by me? Click HERE


Video - How NOT to Leave a Carwash


FREE Commercial Loan Brokerage Training

From an Industry Veteran And Attorney

The C-Loans Blog: info.c-loans.com

Every week we publish one or two new blog articles that train commercial brokers in commercial real estate finance. We try to have fun with it, including lots of funny pics. If you want access to this FREE training, subscribe to George's blog by clicking the button below.


Final Funny

"Archaeologists believe they have found the tomb of St. Nicholas beneath an ancient church in Turkey. St. Nicholas, of course, is the basis for the legend of Santa Claus. And they think they found him. Which means now, when my son asks me if Santa is real, I can confidently say, 'Yes! He’s dead though. That's why you didn't get that bike.’” -- James Corden

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Members of the Blackburne Family of Companies

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