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Volume 8: Issue 9 | September 10, 2019

You are receiving this letter because you are a client of either Blackburne & Sons or C-Loans, Inc. Removal instructions are below. Today we’ll discuss how to use marketing leverage to multiply your advertising budget by a factor of 30. We also have lots of cute, clean jokes, some funny pics, and the single most wonderful video that you have EVER seen. In this age of YouTube, this is a helluva claim. If you do nothing else with the newsletter, at least scroll to the bottom and view this video.


Joke Du Jour

Taxiing down the tarmac, the jetliner abruptly stopped, turned around and returned to the gate. After an hour-long wait, it finally took off. A concerned passenger asked the flight attendant, "What was the problem?” "The pilot was bothered by a noise he heard in the engine," he explained. "It took us awhile to find a new pilot.”


Free Commercial Loan Software

Can be used to submit your commercial loan to any commercial lender in the country. Just released.


Popcorn Joke

"The man responsible for making popcorn a movie theater snack has passed away. His family was going to get him a regular casket, but then decided to get the extra large one. It was a better deal because it came with a medium Coke." — David Letterman


Business Purpose Rental Home Loans in Most States

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 states:

  • 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

These states are out:

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

What about YOUR state? If you have a real-life deal, we’ll hire our attorney to quickly research its availability.

The property has to be non-owner occupied, and the purpose of the loan must be for business. Remember, 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.

Call or email your favorite loan representative by clicking their picture:

(916) 338-3232


Sock Joke (You long-suffering mothers should like this one.*)

My kids wanted to know what it's like to be a mom, so I woke them up at 2:00 a.m. to let them know my sock came off.

*If President Trump died and made me king, I would ask every business in the country to give preference to mothers of more than two children.  Preferred parking.  Early boarding of airlines (not just those with young children).  Special discounts.  This country desperately needs more children, and it starts with showing appreciation.  My two cents.


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

This fun instructor makes these hours bearable.


ATM Joke

I saw a lad standing on one leg at an ATM.  Confused, I asked him what he was doing.  He said he was just checking his balance.


Fifteen-Year Fix-and-Flip Loans for Residential Properties 

Most fix-and-flip lenders make one or two-year loans. If the market turned (a very real risk today) and houses stopped selling, the flipper might be forced to sell his cherry house at a loss in order to pay off the balloon. Had he had gotten a 30-year amortization, 15-year fix-and-flip loan from Blackburne & Sons, he could have simply rented out the property and enjoyed a positive cash flow until the time time was right to sell again.

Our fix-and-flip loans have no pre-payment penalty, so you can use them for 60 days or 15 years.

Click here to apply for a loan.


Cat Caller Joke

I was at a yard sale one day and saw a box marked, “Electronic cat and dog caller —Guaranteed to work.” I looked inside and was amused to see an electric can opener.


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.


Space Joke

Daughter: You're invading my personal space.

Mother: You came out of my personal space.


- Today's Observation -

How To Use Marketing Leverage

I have a business buddy who is spending a fortune advertising his mezzanine loans and preferred equity investments using Google AdWords. Whenever I use Google to look up “supermodels in swimsuits” (haha, just kidding), my buddy’s advertisement pops up. 

First of all, kudos to Google for knowing that I am in the commercial real estate business.  Kudos to Google for showing my buddy’s very relevant advertisement. Pop quiz, Google: "Where do I (old man Blackburne) stand on gun control?” I am sure that Big Brother knows.

But holy cramps, this kind of advertising is incredibly expensive. My buddy was moaning recently about the cost. He needs to start using marketing leverage.

Marketing leverage is the technique of advertising for referrals only to guys who themselves are advertising like crazy.


Back in the days of snail mail - now called lumpy mail - it cost me over $1 (nowadays $2) to send each lumpy mail piece. I quickly learned that adverting directly to the public for commercial loans was horribly ineffective. But what ended up working like a charm was advertising to mortgage brokers, bankers, and property managers (with whom I had a prior working relationship).

Each of these guys was spending $400 (today maybe $700) per month advertising for his own business. I could reach each one for only $1 per month, and if they got a subprime commercial loan request, they would bring it to me. My $1 was therefore able to reach $400 worth of borrowers. I enjoyed marketing leverage.

Today we can reach referrals sources by email, which is almost cost free. As you know, advertising to referral sources is still my preferred method, even though TONS of guys are now doing it. I try to separate myself from the other guys by paying you back (for tolerating my ads) with funny pics, jokes, and helpful practice tips.

But if I was my buddy, and I wanted to use expensive Google AdWords, I would build a list of referral sources and submit the list to Google. I would also throw in as many high-net-worth commercial property investors as I knew, but this list would probably be much smaller. 

Then I would only pay for AdWord ads to these special guys, not the general public. Most of them are advertising themselves for commercial real estate clients, and I would achieve marketing leverage.


Swim Call Joke

When our ship stopped in the Atlantic Ocean for a 'swim call,' the chief boatswain noticed how nervous I was.  "Don't worry," he assured me.  "You are never more than three miles from land."  Then he added, "Straight down.”


Are You Wise Enough To Pay Attention?

There are literally hundreds of private money mortgage companies out there today, and you can probably get a decent loan from most of them. But here’s the thing. Virtually all of these hard money shops are newbies (since 2009), and they are funds. The problem with hard money mortgage funds is that they don’t survive recessions. As soon as a recession hits, the investors rush to withdraw. Suddenly the hard money shop running the fund has no money with which to lend and earn loan fees. With little income coming in, the hard money shop closes.

Think I am full of beans? There were 300 hard money mortgage businesses in 2006. Fewer than ten survived.

Why do you care?

You have lost your relationship with these lenders! Success in real estate finance is all about relationships. Consider the fact that Blackburne & Sons has been in business for almost 40 years. We survived the S&L Crisis, the Dot-Com Meltdown, and the Great Recession. We were just about the only hard money shop in the country to remain in the market every day of the Great Recession.

Most of you will ignore this. The handful of wise investors and brokers will build a relationship with Blackburne & Sons. Winter is coming.


Dentures Joke

A minister had all of his remaining teeth pulled out. New dentures were being made. The first Sunday, he only preached 10 minutes. The second Sunday, he preached only 20 minutes. On the third Sunday, he preached 1 hour and 25 minutes. When asked about this by some of the congregation, he responded, “The first Sunday, my gums were so sore it hurt to talk. The second Sunday, my new dentures were hurting me a lot. The third Sunday, I accidentally grabbed my wife's dentures. I don't know what happened, I just couldn't stop!”


Hungry for Commercial Loans Too

Blackburne & Sons is also looking for hard money first mortgage loans - up to $1.5 million - secured by commercial properties nationwide. Our private money loans almost never have a prepayment penalty. 

Click here to submit a quick application.


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New Bank Teller Joke

The bank manager noticed the new teller having problems with counting money and adding figures.  “Where did you get your financial education?” he asked.  “Yale.” replied the teller.  “That’s very impressive.” said the manager.  “What did you say your name was?”  “Yim Yohnson,” came the proud answer.


Too Busy to Broker Commercial Loans? Refer Them Instead!

We once paid a $21,250 referral fee. Here is our referral fee program.


Black and White Joke

Q:  What is black, white, black, white, black, white?

A:  A penguin rolling down the stairs.

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


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.


Video - The Most Wonderful Video of Your Life


The Blackburne List - Freshly Updated in 2019

The Blackburne List is a list of over 2,500 commercial lenders located nationwide. It is available for purchase for just $79.95. Is money tight? You can also buy one of our three Regional Lists (750+ lenders) for just $39.95.


Final Funny

A woman visited a psychic of some local repute. In a dark and gloomy room, gazing at the Tarot cards laid out before her, the Tarot reader delivered the bad news: "There is no easy way to say this so I'll just be blunt: Prepare yourself to be a widow. Your husband will die a violent death this year." 

Visibly shaken, the woman stared at the psychic's lined face, then at the single flickering candle, then down at her hands. She took a few deep breaths to compose herself. She simply had to know. 

She met the Tarot reader's gaze, steadied her voice and asked, "Will I get away with it?"

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A member of the Blackburne Family of Companies

4811 Chippendale Drive, Suite 101

Sacramento, CA 95841

P: (916) 338-3232

F: (916) 338-2328

CA DRE #829677 // NMLS #103430