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C-Loans Client Newsletter

You are receiving this letter because you are a commercial mortgage broker client of either Blackburne & Sons or C-Loans, Inc. Removal instructions are below. Today we’ll discuss just how incredibly low are the rates of conduit commercial lenders right now. We also have lots of cute, clean jokes, some funny pics, and a funny video of a border collie who has trained his neighbors to play fetch with him.


Joke Du Jour

A lost dog strays into a jungle. A lion sees this strange, new kind of animal from a distance and says with caution, “This guy looks edible. I’ve never seen his kind before.” The lion therefore starts rushing towards the dog with menace. The dog starts to panic, but, as he's about to run, he sees some bones lying next to him. Suddenly the dog gets an idea and says loudly, “Mmm, that was some good lion meat!” The lion abruptly stops and says, “Whoa, this guy may be tougher than he looks. I better leave while I can.” Sitting in a nearby tree, a monkey witnesses everything. The monkey realizes the he can benefit from this situation by telling the lion what really happened. The lion says angrily, “Get on my back. We'll go get him together.” They start rushing back towards the dog. The dog sees them, and he quickly realizes what must have happened. The dog starts to panic again; but just then he gets another idea. The dog loudly shouts, “Where the heck is that monkey? I told him to bring me another lion an hour ago.”


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.


Place Your Loan With C-Loans

C-Loans.com is a true commercial mortgage portal. It allows you to create, in just four minutes, a universal mini-app. You then submit this mini-app to our 750 different commercial lenders.

C-Loans acts like a giant filter that screens out the unsuitable lenders and reduces this huge, unmanageable list of lenders down to a list of just 30 banks, credit unions, and other lenders that are perfect for your deal. You put a checkmark next to six lenders and then press, “Submit.” Within minutes, hungry lenders will be contacting you with offers. And C-Loans is free! 

If you have never checked off six lenders on a list that looks like the image below, then you have never really used C-Loans.com.


Market Crash Joke

This stock market crash is worse for me than a divorce. I've lost half my net worth, but I still have a wife.


Got a Slightly Flawed Commercial Loan? Call Blackburne & Sons

Click HERE to Apply Now!

Blackburne & Sons continues to seek first mortgages between $100,000 to $2 million on standing commercial properties nationwide. We particularly like Gentlemen’s Clubs. One unusual loan product that we offer is our blanket loan against a portfolio of rental homes. We will also hypothecate notes and buy commercial loans at a discount. We also make non-owner-occupied, business purpose, residential loans in many states. Please be sure to bookmark our commercial mortgage rate sheet right now.

Call or email your favorite loan representative to email:


Free Commercial Loan Placement Kit

Your free commercial loan placement kit contains a list of of 200 commercial lenders, a Commercial Loan Checklist, a superb white paper on where to find commercial lenders when the market is tight, and a short video lesson explaining mezzanine loans and preferred equity. 


Craig's List Joke

I have a 24-pack of Aldi toilet paper rolls. Looking to swap for a 4-bedroom house.


How C-Loans Actually Works

Think of C-Loans.com as a giant filter. We start with 750 participating commercial lenders. Every time you enter more information into the application - loan amount, property type, loan type, state, credit - dozens of lenders are filtered out. Upon completion, you are left with a list of 20 to 30 perfect lenders. You put a check mark next to six lenders at a time and press submit. Soon you are receiving quotes and offers. No good offers? Come back and submit to six more lenders, then six more, and so on. And C-Loans.com is free!

C-Loans Intro

Indian Joke

Q: Why are all of the Indian reservations being attacked?

A: Because they have TP.


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.

Commercial: NATIONWIDE


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

Unfortunately these states are out:

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

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 click on your favorite loan representative to email:


Movie Joke

Q:  Who's going to direct the new Coronavirus film?

A:  Tintin Quarantino


Learn Commercial Real Estate Finance

9-Hour Video Training Course

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!


Pasta Virus Joke

The coronavirus is much like pasta. It was invented by the Chinese, but spread by the Italians.


Become a Hard Money Lender

One reason why hard money brokers make ten times more money than desk-and-a-phone mortgage brokers is that they approve their own deals!! Four-hour video course, How To Find Your Own Private Mortgage Investors. Just $549.

Now Available Online!


Hand Sanitizer Joke

Did you hear that New York State developed its own hand sanitizer to combat COVID-19?  They filled small bottles with water from the Hudson River.  That stuff can kill anything.


Get Both Courses For Just $849

Save $249


Time Traveler Joke

I think my wife is a time traveler. I've seen that doctors are now saying you should avoid close physical contact to stop the spread of coronavirus. Somehow she knew about this years ago.


- Today's Opportunity -

Conduit Loan Rates Are Soooo Low

Conduit loans, also known as CMBS loans, enjoy a fixed rate for a whopping ten years. Unlike a fixed-rate commercial loan from a bank, there is no rate readjustment after five years. The rate is fixed for the entire ten years. With ten-year Treasuries at just 0.79%, there has never been a better time in history to get a ten-year, fixed-rate conduit loan.


Conduit loans are priced at some negotiated spread over the higher of ten-year Treasuries or corresponding interest rate swaps. Today (3/8/20), ten-year Treasuries are at 0.79%, and ten-year interest rate swaps are at 0.81%. Therefore we will use the higher of the two indices - interest rate swaps.

Okay, but what is the spread or margin over the index? Conduits are pricing their office, retail, and industrial commercial permanent loans at 140 to 290 basis points over the index. Therefore, we are talking about conduit commercial loans priced at between 2.21% to 3.71%. Wow! 

So who gets the 2.21% rate, and who has to pay 3.71%? It depends on the loan size, the risk, the debt yield ratio and the tenancy. The larger the deal, the smaller the spread. The safer the deal, the lower the spread. For example, if your property is located on Madison Avenue in New York City, you will enjoy a lower spread than a deal located on a nice retail street in Salt Lake City. Madison Avenue is a more proven location.

There are some properties, however, that sell for such incredibly low cap rates - for example, Madison Avenue in New York City - that the debt yield can be too low. This is a bad thing. Sometimes the debt yield ratio on that Salt Lake City property can be more attractive to a CMBS investor.

The quality of your tenants also determines your spread over the index. Quality refers to strength of your tenants. If you have a shopping center anchored by Target or Krogers, you will enjoy a tighter spread than a shopping center anchored by a mom and pop grocery story.


How To Generate Commercial Leads Like Turning On a Spigot

I just completed updating in 2019 my popular video course, “How to Market for Commercial Loans.” I have been marketing for commercial loans for almost 40 years. I have wasted well over $175,000 on marketing campaigns that were complete busts. Direct mail. Postcards. Classified ads. Magazine ads. Google ads. Complete busts. Here is what works.


Battery Joke

I had to remove the battery from my carbon monoxide detector. The constant beeping was giving me a headache and making me feel sick.


Have You Been Screwed Out of a Big Loan Fee Yet?

Whenever someone boasts of being a good horseman, I always ask him, “Have you ever been thrown?” The correct answer is, “Many, many times”. There is an old saying, “If you ain’t been thrown, you ain't ridden very much.” The same is unfortunately true of commercial mortgage brokerage. You will screwed out of a loan fee of $10,000 or more at least twice per year for your entire career. Now I am NOT talking about the borrower closing the loan and not paying you. That rarely happens. What these dastardly borrowers do is lie to you or cancel on you. You would be a flipping idiot not to pay a lousy $199 for my ninety-minute video training course, Fee Collection For Commercial Mortgage Brokers. It includes my famous fee agreement. Go ahead and ignore this section. You will cry, I absolutely guarantee you.

Now Available Online!


Gray Hair Joke

I found my first gray hair today. Things like this don't normally bother me, but I found it in my Big Mac. Eeeuuu.


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

This fun instructor makes these hours bearable.


Baby Powder Joke

When I was told Baby Powder was on sale, I said, "Talc is cheap.”


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.


Love Joke

Woman: "Do you love me?"

Man: "Yes, dear." 

Woman: "Would you die for me?"

Man: “No, mine is an undying love."


Still Can’t Find the Right Commercial Lender?

Try CommercialMortgage.com. This free commercial mortgage portal has almost 4,000 commercial lenders in its databank. None of these commercial lenders appear on C-Loans.


Vacation Joke

Yesterday I purchased a world map...gave my wife a dart and said to her "throw this and wherever it lands, I'm taking you for a holiday.” Turns out we're spending three weeks behind the fridge.


How To Earn Huge Referral Fees

Please click here after viewing the video.

Referral Fees

Personal Space Joke

My friend Robbie shocked and hurt me. He told me today that I make people very uncomfortable and have no respect for their personal space. I mean, what a thing to say to a friend? It totally ruined our bath.


FREE Commercial Loan Brokerage Training

From an Attorney and Industry Veteran

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 - Border Collies Are So Smart


Get Four Free Training Courses

Are you desperate to learn commercial real estate finance, but you’re as poor as a church mouse? Get four training courses for free.


Final Funny (PG-13)

An old man goes to confession. He tells the priest that on Friday night, he’d been in the bar, when he met a young woman. “She was maybe 22,” he says. “She was a gorgeous blonde. I started lusting, Father.” “Yes, lust is a dangerous sin.” says the priest. “There’s more,” says the man. “We went back to her place and made passionate love for hours.” The priest pauses. “And how long has it been since your last confession?” “This is my first confession ever, Father." “How is this your first confession?” asked the confused priest. “I’m Jewish,” answered the old man. “Then… why are you telling me all this?” asked the priest. “Telling you?” said the old man, "I’m telling everyone!”


NMLS #167100

CA DRE #1330173


4811 Chippendale Drive, Suite 101

Sacramento, CA 95841

P: (916) 338-3232

F: (916) 338-2328


NMLS #103430

CA DRE #829677