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Mortgage Investment Opportunities for Private Investors Since 1980


Volume 3: Issue 11 | Date: November 6, 2019

You Don't Have to Occupy the Property in Order to Get a 90% Loan-to-Value USDA Commercial Loan!

Today we’ll discuss the USDA’s really cool commercial loan program, the Business and Industries Loan. We also have lots of cute, clean jokes, some funny pics, and a funny video about how not to leave a car wash

You are receiving this letter because you are either a high-net-worth client of Blackburne & Sons Realty Capital Corporation (since 1980) or you once applied for a commercial real estate loan of $1 million or more using C-Loans.com or CommercialMortgage.com. Blackburne & Sons and C-Loans, Inc. are sister companies.


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?"


You Are Now a Private Client of Blackburne & Sons

Please be sure to tell us when you call. "George asked me to mention that I am a Private Client of the firm.” My loan officers are trained to snap to attention. Our commercial mortgage office number is 916-338-3232. 

Alternatively, you can apply for a commercial real estate loan or a non-owner-occupied home loan.


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.”


Earn Up to 12% Interest in Your IRA or Your Kid’s College Fund

It is important that you please grasp the concept that you could be borrowing from Blackburne & Sons against some rental or commercial property at the very same time that you are using your IRA to invest $30,000 in one of our first trust deed investments. Many of our biggest trust deed investors first came to us twenty years ago as commercial property borrowers.


You probably have money set aside for your retirement and for the cost of college for your children and grandchildren. It shouldn't all be invested in the stock market. In California, the first trust deed investment business is huge. A recent law change - the JOBS Act - now allows accredited investors nationwide to also invest in these same first trust deeds and first mortgages.


Fetal Movement Joke

Q; When will my baby move?

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


Very Reasonable Investment Scheduled to Yield 26% Annually

As you consider this investment scheduled to yield 26%, please keep in mind that Blackburne & Sons has been in business for almost forty years, and that I am an attorney licensed in both California and Indiana. This is a real life deal, and I personally believe that this is the best investment we have ever offered in our 39 years in business (established 1980). Why?  Because this developer has built sixty hotels. Sixty! Is this a risk-free investment? Of course not, but he probably got pretty good at building hotels after his third completed hotel.


Face Cream Joke

Q: What kind of face cream do matadors use? 

A: Olay!


Want to Speak With a Loan Officer From Blackburne & Sons?

Blackburne & Sons, our private money commercial lending company, continues to seek slightly-flawed first mortgages between $100,000 to $1.5 million on standing commercial properties nationwide.

To apply for a private money commercial loan from Blackburne & Sons, please click on your favorite loan officer below to send them an email:


Misspelling Joke

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

A: Wrong.


- Today's Observations -

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?

  • 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.
  • 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 community development corporations and conventional lenders 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.
  • 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.

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.


Need a Commercial Real Estate Loan?

Apply Now!

C-Loans.com is a commercial mortgage portal. It will take you just four minutes to complete your mini-app.

Then C-Loans will sort through its databank of 750 commercial lenders and produce for you a custom-generated Suggested Lender List containing twenty to thirty lenders who are perfect for your particular deal.

You put a check mark next to six lenders and then press, "Submit." Within minutes hungry commercial lenders will be contacting you with offers.


Janitor Joke

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

A: Supplies!


Here's Why You Want to Stay Close to Blackburne & Sons

Founded in 1980, Blackburne & Sons is an old-time syndicator. There are very few of us left. The Tax Reform Act of 1986 pretty much nuked the whole syndication industry off the face of the Earth. Because you know a syndicator, you now have access to some special money.

If you need a fix and flip loan, a buy-to-rent loan, a bridge loan, or even a permanent loan on, say, on your single-wide trailer park in Georgia, we'll make you a private money loan. We've been syndicating hard money loans for 38 years.

If you have some dough set aside for your kid's college, and you want to be extra careful with it, we'll put you into a first trust deed investment (8% to 12% yields) on, say, a nice 8-unit apartment building in San Jose, California.

Let's suppose you are richer than Crassus, and you want to speculate in 11% and 12% first trust deeds. We've got them.

Do you find yields of even 11% to 12% too tame? Want a chance to earn 16% or 25%? We put together syndicates to provide developers with construction equity:

Please be very wise and play close attention to the following:


Because every loan we make is a new syndicate (as opposed to a fund investment), Blackburne & Sons is always in the market.

When the stock market has fallen by 40%, when real estate values are falling like a knife, and when your own bank is too terrified to lend you a dime, Blackburne & Sons always has a group of savvy investors willing to lend - admittedly at a price - when blood is running in the streets. We are one of a tiny handful of lenders who remained in the market, making loans, every single day of the Great Recession.

So stick close to us. Syndicators are pretty rare, and now you know one.


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. 


Quickly Find 30 Commercial Lenders For Your Deal

CommercialMortgage.com has thousands and thousands of commercial real estate lenders. Ever wonder where we get them? 

We have a standing trade offer where we will trade a copy of my famous 9-hour video training course, Learn to Broker Commercial Loans ($549), for a list of 20 commercial real estate loan officers working for banks and credit unions. As a result, the list of commercial lenders on CommercialMortgage.com is constantly growing.

If you find a lender who has left the bank, please find out his replacement (we’ll need his address, phone, and email), please write to Tom Blackburne at tommy@blackburne.com, and he’ll send you a choice of TWO of the following: (1) Income Property Underwriting Manual; (2) Commercial Mortgage Marketing Course; (3) Loan Broker Fee Agreement; and (4) Regional copy of The Blackburne List of commercial lenders.


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.


Apply to Blackburne & Sons For a (Very Soft) Hard Money Loan

Here is a scenario that might tickle you. You could have $100,000 from your self-directed IRA spread out among four or five first trust deeds from Blackburne & Sons, and at the very same time you could be borrowing $250,000 from Blackburne & Sons on an apartment building that you are fixing up in Boston. Not every hard money lender is the same. Our loans have a 30-year amortization (almost interest-only), a 15-year term, and no prepayment penalty. You never want to have a hard money loan ballooning during a recession. 


Shampoo Joke

I always used my shampoo to wash the rest of my body while in the shower. It was just easier to lather up my hair and use the extra suds on my body instead of soap. Then I saw the words printed on my shampoo bottle "for extra volume and fullness." No wonder why I can't lose weight! Now I'm using my dish soap in the shower. It's guaranteed to remove fat and other unwanted deposits that other soaps leave behind!


FREE Commercial Real Estate Finance 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 - How NOT to Leave a Car Wash


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 



Executive Vice President

CA DRE #1425852 / NMLS #389465


Realty Capital Corporation

4811 Chippendale Drive, Suite 101

Sacramento, CA 95841

P: (916) 338-3232

F: (916) 338-2328

CA DRE #00829677 / NMLS #103430

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A member of the Blackburne Family of Companies