Capital Advisory Services
Customized lending solutions to help you grow.
Commercial Real Estate Loan Products
That Help You Achieve Exponential Growth
We enable experienced sponsors to exponentially grow their portfolios by obtaining larger mortgage loans than they have closed historically, or those that better compliment their property business plans.
Each time a sponsor makes a major leap into new or larger transactions, the expectations of lenders in that ecosystem and sophistication of loan products available changes.
- DLS provides access to the appropriate capital providers based on the scope of a specific project
- Quality control procedures steer lenders view you and your projects as credible and investment-worthy
- Our process ensures that loans are structured to maximize flexibility and minimize risk.
Multi-Strategy Debt Advisory Platform
Construction
Loans
- Loan Purpose: New Construction
- Capital Providers: Commercial Banks, Private Funds, REITs, Family Offices, Insurance Companies
- Property Types: Multifamily, Office, Retail, Light Industrial, Independent Living, Senior Living, Mixed-Use, Planned Urban Developments, Build-to-Rent Residential Communities, Adaptive Re-Use Developments, Hotels, Other Property Types
- Interest Rates: 6.0% and up
- Term Length: Up to 36 Months
- Fixed/Floating Rate: Fixed or Floating
- Maximum Leverage: Up to 90% Loan to Cost
Intermediate-Term
Whole Loans
- Loan Purpose: Light Value Add
- Capital Providers: Commercial Banks, Private Funds, REITs, Family Offices, Insurance Companies
- Property Types: Multifamily, Office, Retail, Light Industrial, Independent Living, Senior Living, Mixed-Use, Planned Urban Developments, Build-to-Rent Residential Communities, Adaptive Re-Use Developments, Hotels, Other Property Types
- Interest Rates: 4.0% and up
- Term Length: Up to 48 Months
- Fixed/Floating Rate: Fixed or Floating
- Maximum Leverage: Up to 90% Loan to Cost
Long-Term
Permanent Loans
- Loan Purpose: Stabilized
- Capital Providers: Commercial Banks, Private Funds, REITs, Family Offices, Insurance Companies
- Property Types: Multifamily, Office, Retail, Light Industrial, Independent Living, Senior Living, Mixed-Use, Planned Urban Developments, Build-to-Rent Residential Communities, Adaptive Re-Use Developments, Hotels, Other Property Types
- Interest Rates: 2.65% and up
- Term Length: Up to 480 Months
- Fixed/Floating Rate: Fixed or Floating
- Maximum Leverage: Up to 90% Loan to Cost
Short-Term
Bridge Loans
- Loan Purpose: Heavy Value Add
- Capital Providers: Commercial Banks, Private Funds, REITs, Family Offices, Insurance Companies
- Property Types: Multifamily, Office, Retail, Light Industrial, Independent Living, Senior Living, Mixed-Use, Planned Urban Developments, Build-to-Rent Residential Communities, Adaptive Re-Use Developments, Hotels, Other Property Types
- Interest Rates: 5.0% and up
- Term Length: Up to 36 Months
- Fixed/Floating Rate: Fixed or Floating
- Maximum Leverage: Up to 85% Loan to Cost
Earnest Money Deposit
Bridge Loans
- Loan Purpose: Soft EMD Funding
- Capital Providers: Private Funds
- Property Types: Multifamily, Office, Retail, Light Industrial, Independent Living, Senior Living, Mixed-Use, Planned Urban Developments, Build-to-Rent Residential Communities, Adaptive Re-Use Developments, Hotels, Other Property Types
- Interest Rates: 1.0% to 2.0%
- Term Length: Up to 90 Days
- Fixed/Floating Rate: Fixed
- Maximum Leverage: Up to 100% of Soft EMD
Higher Leverage
Bridge Options
- Loan Purpose: Energy-Based Capital Improvements
- Capital Providers: Commercial Banks, Private Funds
- Property Types: Multifamily, Office, Retail, Light Industrial, Independent Living, Senior Living, Mixed-Use, Planned Urban Developments, Build-to-Rent Residential Communities, Adaptive Re-Use Developments, Hotels, Other Property Types
- Interest Rates: 4.25% to 6.0%
- Term Length: Up to 120 Months
- Fixed/Floating Rate: Fixed or Floating
- Maximum Leverage: Up to 90% Loan to Cost
The DLS 3X Growth Process
The 3X Growth Process is a 4-step method used by commercial real estate operators to close deals 3X bigger than they have to-date.
Litmus Testing
"Litmus Testing" helps operators "look the part" of highly seasoned real estate professionals. We identify weaknesses in their business plans, bios, and operations, and outline a strategic plan to mitigate these issues.
Objection Smoothing
Knowing your business plan “in general" is not the same as knowing the plan of execution, and knowing how you intend to mitigate all of the risks. We help you get this right so you get faster lender responses, increased lender interest, and fewer lender rejections.
Loan De-Risking
Lenders want to fund deals, but Sponsors need to make sure the details of their loan offers are as attractive as the preliminary loan quote. The Loan De-Risking Process generates better financing terms and/or improved loan pricing.
Fact Filtering
"Fact Filtering" makes sure you don't overshare or say anything that can get your loan offer pulled. In this regard, our clients call us the "cheat code". We help you identify the right what, when, where, and how to communicate your loan and project details to each lender.
Close Deals 3X Bigger Than Last Year.
Be more efficient with your time and position yourself for exponential vs incremental growth. If you do, this time next year you could find yourself…
- Having doubled your cumulative AUM.
- Substantially increased business revenue (via acquisition fees, asset management fees, etc).
- Achieving better risk-adjusted returns through economies of scale and/or moving up in asset quality.