FINFacts August 29, 2012

Volume XX  |  No. 34  |  August 29, 2012

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.23% 5 Yr US Treasury  0.68% 5 Yr Swaps  0.87% 12-MAT  0.15% 3 Month LIBOR  0.43% 10 Yr US Treasury  1.65% 10 Yr Swaps  1.75% 11th Dist COFI  1.12% 6 Month LIBOR  0.72% 30 Yr US Treasury  2.76%

Transaction of the Week Transaction Description: $6,709,500 to 90% of Cost Recapitalization Shahin Yazdi placed the recapitalization of a note purchase once the note holder finalized the Deed in Lieu, 7 days following the note acquisition. The new $6,709,500 1st Trust Deed recapitalized the all-cash note purchase to 90% of the note purchase price on a 747 unit Columbus, Ohio apartment complex. The 10 Year loan is priced at SWAPs + 230, amortized over 30 Years following five years of Interest Only and carries a yield maintenance prepayment penalty. The lender will allow future mezzanine debt to a 1.80 DCR upon asset sale w/loan assumption. Challenge: Despite the subject property's attractive metrics, institutional lenders typically require a meaningful cash-down from the Borrower on recent purchases. The Borrower required maximum leverage to recapitalize his cash investment. The City filed an Emergency Order to replace 200 decks during the lenders' due diligence process - viewed as a health-safety risk. Upon learning of the deck replacement order, the lender imposed a cash management system (aka hard lock box) that was unacceptable to the Borrower. Solution: GSP promoted the assets' strong cash flow and Borrowers' strength to obtain the high loan to cost application. The sub-$10,000 loan per unit also facilitated the loan proceeds. A cash reserve deposit was funded by the Borrower at close in addition to recourse provided to 25% of the loan amount to mitigate the deck replacement order. The reserve funds will be released and recourse will burn off to carve-outs upon inspection and sign-off from the City on the deck replacements. Rate: 4.17% Fixed: SWAPs+2.30% Term: 10 Years Amort: 30 Years after 5 Years of IO LTV: 75% LTC: 90% of Note Purchase DCR: 2.00 Prepayment: Yield Maintenance Non-recourse Lender Fee: Par Broker: Shahin Yazdi Hot Money Exceptionally Liquid Community Bank Expanding their Presence GSP has identified a Los Angeles based community bank opening their balance sheet to investor and owner/user developers. This recourse lender will fund anywhere in California or the lower 48 for California based borrowers. Bridge, Permanent and Construction financing is available up to $7,500,000 per borrower to 75% LTV for multifamily & owner/user and 70% for commercial assets. Pricing varies widely depending on loan type, term and borrower strength. 10-Year fixed rate funds are available for stabilized assets with a step-down prepayment, open after the 5th year. A depository relationship is requested but not a requirement to execute. Hot Money Portfolio Bridge/Construction/DPO Lender Expanding West Coast Presence.  GSP met with an East Coast Bank opening their Los Angeles based originations office, offering traditional debt financing for less than traditional structures. Typically non-recourse, this bank will fund value-add reposition transactions to 65% of cost at below break-even coverage. Ground-up construction requests are also being underwritten for the primary four core product types. While unable to compete with money center banks on rate, this portfolio lender "thrives on unique deal structures" and will fund more complex facilities/requests. Their current focus is on note purchases; both arms-length pools or individual Borrower DPOs. Requests range from $10,000,000 to $100,000,000 and priced at LIBOR+500/600. The purchase of a cap or collar is not required. If you have an inquiry regarding George Smith Partners' commercial real estate financing, please contact your GSP representative or Todd August, Chief Operating Officer, at (310) 867-2995 or TAugust@GSPartners.com. In The Press Managing Member David Rifkind was recently quoted on the benefits of office ownership in the August issue of Real Estate Forum magazine.  You can review is opinions on buy-versus-lease and interest rate advantages on-line here.

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FINFacts August 22, 2012

Volume XX  |  No. 33  |  August 22, 2012

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.24% 5 Yr US Treasury  0.69% 5 Yr Swaps  1.01% 12-MAT  0.15% 3 Month LIBOR  0.43% 10 Yr US Treasury  1.69% 10 Yr Swaps  1.91% 11th Dist COFI  1.12% 6 Month LIBOR  0.72% 30 Yr US Treasury  2.80%

Transactions of the Week Transaction Description: $10,000,000 Facility Collateralized by Northern California SFR Rentals  George Smith Partners successfully placed the $10,000,000 facility to fund pools of single family residences leased as rental investments. The renovated and fully leased/occupied single family detached homes are located in sixteen counties surrounding the Bay Area. Additional housing units will be funded under pre-determined criteria outlined below. Challenge: Because of the unique product and loan type, the terms of the loan agreement had to be drafted organically from the ground up. The properties at acquisition do not always meet the Lender's typical lending requirements; potentially precluding the Borrower from executing their business plan. Placing security interests on each home purchased in a portfolio of hundreds presents a logistical nightmare for both the Lender and Borrower. Solution: By segmenting the loan into three periods (Accumulation, Fixed Rate IO, and Floating Rate Fully Amortizing Loan Period), the Borrower enjoys greater flexibility in achieving DSCR coverage as properties are stabilized. The Borrower first acquires properties in an acquisition pool, thereafter transferring the homes into a long-term holding pool upon stabilization. The Lender secures its interests in the properties by way of a blanket deed of trust - an efficient and streamlined process with individual assets free from any liens or encumbrances. Rate: 5.0% for first 5.5 Years; LIBOR+3.5% thereafter w/5.0% Floor Term: 15.5 Years Amort: 5.5 Years IO LTC: 60% + Renovation Costs to 15% of Purchase Price DCR: 1.20 Prepayment: None subject to LIBOR contract breakage Lender Fee: 1.0% Recourse: Entity-level w/standard "carve-outs" to individuals  Broker: Malcolm Davies Transaction Description: Arms-Length Non-Performing Note Purchase on a Southern California Mixed-Use Property to 85% Loan-to-Purchase GSP successfully placed the 85% loan to purchase debt on the distressed note for a first time note purchaser. The original loan funded a large mixed use property that was part of a complex New Market Tax Credit (NMTC) Project. The note seller mandated a quick sale with a five day due diligence period and a five day close. GSP secured a two-year loan for 10.25% interest only. Challenge: Unlike traditional real estate assets, note purchasers only acquire the legal right to collect previously contracted mortgage payments; and in event of default, foreclose on the property. A note lender has very limited options to secure their interest in this type of transaction. The quick timing and knowledge that the original borrower is non-cooperative, using every legal tool to delay or block lender actions, added a significant complexity to this transaction. In addition to being contested by the primary borrower, the NMTC structure of the borrower increased the difficulty of this transaction. Solution: GSP used its' expertise and strong relationships to identify a private equity lender who had financed 3rd party contested notes and worked with the client to understand the collateral loan and the NMTC structure. With the LOI signed on day two of the five day due diligence period, GSP worked with the client to complete legal and due diligence before the end of the five day period. GSP successfully closed the transaction for the client within the five day period after the due diligence period as required by the note seller. Rate: 10.25% Interest Only Term: Two Years LTC: 85% DCR: 1.20 Recourse Broker: Bryan Shaffer Hot Money Portfolio Bridge/Construction/DPO Lender Expanding West Coast Presence.  GSP met with an East Coast Bank opening their Los Angeles based originations office, offering traditional debt financing for less than traditional structures. Typically non-recourse, this bank will fund value-add reposition transactions to 65% of cost at below break-even coverage. Ground-up construction requests are also being underwritten for the primary four core product types. While unable to compete with money center banks on rate, this portfolio lender "thrives on unique deal structures" and will fund more complex facilities/requests. Their current focus is on note purchases; both arms-length pools or individual Borrower DPOs. Requests range from $10,000,000 to $100,000,000 and priced at LIBOR+500/600. The purchase of a cap or collar is not required. Hot Money SoCal Portfolio Lender funding Bridge, Perm & Construction to $10,000,000. GSP identified a Southern California Bank currently funding investor commercial assets to 70% of value for construction, bridge or fully stabilized properties. Asset types include the four primary products based in Southern California and the Bay Area. Out-of-state transactions will be considered for strong SoCal borrowers. Ground-up construction is underwritten to 70% of actual cost. All products require a repayment guarantee. Pricing currently ranges from Prime + 1.0% to 4.90% for 10 years fixed on stabilized assets. A banking relationship is not required. If you have an inquiry regarding George Smith Partners' commercial real estate financing, please contact your GSP representative or Todd August, Chief Operating Officer, at (310) 867-2995 or TAugust@GSPartners.com. In the Press Founding Partner Gary E. Mozer was recently quoted in Multifamily Executive On-Line on strategic development partnerships.  Mr. Mozer's comments and the balance of the article may be found here. Pascale's Perspective Treasury Rally!  Treasuries rallied today after several days of selling.  The 10 year T is at 1.72%, yield is down 9 bps since yesterday.  Today's disappointing housing data broke the recent streak of positive economic news.  Also, the release of the Federal Reserve minutes (from the August 1 meeting) indicated easing or some action is needed "fairly soon".  Does this mean that another round of bond buying will be announced at the next Fed meeting in mid-September?  or possibly at Bernanke's upcoming speech at the economist meeting in Jackson Hole on August 31?   Look for potential "let down" selling if both of those dates pass without firmer indications of QE3.    …stay tuned...  David R. Pascale, Jr.

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FINFacts August 15, 2012

Volume XX  |  No. 32  |  August 15, 2012

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.24% 5 Yr US Treasury  0.80% 5 Yr Swaps  1.00% 12-MAT  0.15% 3 Month LIBOR  0.44% 10 Yr US Treasury  1.82% 10 Yr Swaps  1.93% 11th Dist COFI  1.12% 6 Month LIBOR  0.72% 30 Yr US Treasury  2.92%

Transaction of the Week Transaction Description: $2,370,000 Refinance of 57-Key Howard Johnson Ameet Chagan placed the $2,370,000 refinance of an exterior corridor economy class motel built in 1961. The Howard Johnson flag services the San Mateo and San Francisco International Airport markets. The floating rate loan is set at Prime plus 1.00%, floored at the 4.25% start rate for 7 years, and amortized over 25 years with no prepayment penalty. The Borrower is a second generation hotel operator with a portfolio of hospitality assets in the Bay Area. Challenge: The Borrower was already enjoying a market rate and term on a first trust deed for $1,500,000. The first position loan was acquired two years ago and came with a sizable origination cost. The Borrower wanted to refinance a double digit interest only second trust deed of $730,000, but feared the net cost of the new debt including prepayment penalties and sunken origination costs from the previous refinance would not allow any net savings. The asset quality and size of the transaction precluded the property from being financed through more established institutional lenders. Solution: GSP calculated a break even interest rate that would net savings inclusive of all costs associated with the new loan. GSP identified a lender with an allocation for hospitality and the ability to recognize the superior in fill location of the real estate. The Borrower's consistent re-investment in the asset was evidenced by the upgraded amenities. GSP also negotiated a commitment fee 50 basis points below the initial pricing guideline. The 25 year amortization schedule incentivized the Borrower to move forward as the longer amortization significantly lowered monthly payments in comparison to their current loan payments. Rate: Prime + 1.0% w/4.25% Floor Term: 7 Years Amort: 25 Years LTV: < 60% Prepayment: None Recourse Lender Fee: 1.0% Broker: Ameet Chagan Hot Money SoCal Portfolio Lender funding Bridge, Perm & Construction to $10,000,000. GSP identified a Southern California Bank currently funding investor commercial assets to 70% of value for construction, bridge or fully stabilized properties. Asset types include the four primary products based in Southern California and the Bay Area. Out-of-state transactions will be considered for strong SoCal borrowers. Ground-up construction is underwritten to 70% of actual cost. All products require a repayment guarantee. Pricing currently ranges from Prime + 1.0% to 4.90% for 10 years fixed on stabilized assets. A banking relationship is not required. Hot Money Bridge Financing from Money Center Banks Several Money Center Banks have opened their balance sheets traditionally reserved for existing customers to finance bridge/reposition assets and selective ground-up construction projects. Although non-recourse options are more the exception than the rule, they are quoting low LIBOR +250 terms on an interest only basis down to a break-even going-in coverage. The driving motivation for these portfolio lenders is to position Bridge transactions for a CMBS execution upon stabilization. The banks are utilizing their balance sheets as a feeder for CMBS product. Assets are limited to core products and select healthcare uses. Requests will range from $10,000,000 - $75,000,000 to 75% of current value. Some cash flow must be in place at funding for reposition assets with stabilization & exit anticipated within three years. If you have an inquiry regarding George Smith Partners' commercial real estate financing, please contact your GSP representative or Todd August, Chief Operating Officer, at (310) 867-2995 or TAugust@GSPartners.com. Speakers Corner Co-Founding Principal Steve Bram will be a guest lecturer for two UCLA extension classes next week.  He will provide insights on Hotel Market and Feasibility Analysis for one class and Creative Financing Structures for the second class. Pascale's Perspective Spotlight on Treasuries… The 10 year Treasury is at 1.82% today, up 35 bps from 1.47% on July 16. Today it broke through a key technical level of 1.77%. Why the spike? 3 main reasons: (1)  The fear factor is ebbing. The markets are less afraid of European issues, at least this week, with the VIX index low and investor's risk appetite gaining; (2) Positive US economic news including 160,000 new jobs (versus economist forecasts of 100,000); and (3) Inflation is back. Oil and food prices are spiking. The drought conditions in the US and abroad will affect food prices into the winter. European fears may return (some are predicting a Greek exit next month), and economic news is still "spotty"…Has the "long bull run in treasuries" ended or is this just an aberration…stay tuned…David R. Pascale, Jr.

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FINFacts August 8, 2012

Volume XX  |  No. 31  |  August 8, 2012

Letter to the Editor

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KEY RATE INDICES Prime Rate  3.25% 1 Month LIBOR  0.25% 5 Yr US Treasury  0.73% 5 Yr Swaps  0.93% 12-MAT  0.15% 3 Month LIBOR  0.44% 10 Yr US Treasury  1.65% 10 Yr Swaps  1.82% 11th Dist COFI  1.12% 6 Month LIBOR  0.72% 30 Yr US Treasury  2.75%

Transaction of the Week Transaction Description: $1,360,000 Office Building Cash-Out Refinance to 80% LTV Shahin Yazdi successfully placed the 80% loan-to-value cash-out refinance of construction contractors' corporate headquarters in Ann Arbor, MI. Proceeds from the conventional loan (non-SBA financing) were reinvested into the operating company for capital upgrades. The loan will float over LIBOR for five years, and amortized over 20 years. Challenge: The Sponsor's primary source of repayment is through construction operations, which is not an attractive industry to lenders in this financial environment. Sales dipped significantly in 2009 & 2010. The appraisal came in below expectations and jeopardized loan proceeds. The Borrower required a return of capital through this refinance. Solution: The Borrower proved a robust 2011, off-setting the prior two years of declines. An increase in future operational cash flow was demonstrated as orders placed in prior years were re-booked for 2012 and 2013. The Borrower has a +30 operational history, having survived several prior market downturns. The Lender agreed to increase the LTV constraint from 75% to 80% in order to accommodate the requested loan proceeds. The Lender became comfortable in the use of proceeds in order to better facilitate future earnings of the construction company. Rate: LIBOR+300 Term: 5 Years Amort: 20 Years LTV: 80% Recourse Broker: Shahin Yazdi Hot Money Bridge Financing from Money Center Banks Several Money Center Banks have opened their balance sheets traditionally reserved for existing customers to finance bridge/reposition assets and selective ground-up construction projects. Although non-recourse options are more the exception than the rule, they are quoting low LIBOR +250 terms on an interest only basis down to a break-even going-in coverage. The driving motivation for these portfolio lenders is to position Bridge transactions for a CMBS execution upon stabilization. The banks are utilizing their balance sheets as a feeder for CMBS product. Assets are limited to core products and select healthcare uses. Requests will range from $10,000,000 - $75,000,000 to 75% of current value. Some cash flow must be in place at funding for reposition assets with stabilization & exit anticipated within three years. Hot Money Bridge to Perm GSP identified a Life Insurance Company funding true bridge-reposition assets down to a break-even cash flow at funding. The loan is fixed at close with up to two years interest only, priced from 5.0% to 7.0% depending upon the asset type & term. The remaining 5 to 8 years will amortize over 25 to 30 years. The lender may consider a secondary funding upon stabilization. Recourse may vary from full repayment to burning-off at stabilization. Properties are traditionally the primary four products plus hospitality with an emphasis on multifamily. No construction will be considered at this time. Loan requests will range from $15,000,000 to $50,000,000. If you have an inquiry regarding George Smith Partners' commercial real estate financing, please contact your GSP representative or Todd August, Chief Operating Officer, at (310) 867-2995 or TAugust@GSPartners.com. Search FINfacts Tombstones The GSP website has been updated to include a search feature where prior closed transactions may be searched by loan type or asset type.  All transactions are posted, starting from the most recently published.  Loan type options include Construction, Bridge, and JV/Mezz, while asset classes include Single Tenant, Retail, Office and others.  Please visit our website at www.GSPartners to search recent transactions funded over the last 18 months.

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University of Lucknow - Result, Admission, Courses, Fee, Address | UL | Lucknow | Uttar Pradesh | science, arts and sciences, banking and finance

University of Lucknow

The University of Lucknow is a university in the city of Lucknow, Uttar Pradesh, India. It is affiliated to University Grants Commission; Association of Commonwealth Universities (ACU); Association of Indian Universities (AIU); Distance Education Council (DEC). Other accreditations include National Assessment and Accreditation Council (NAAC); National Council of Teacher Education (NCTE); Bar Council of India (BCI). It was affiliated to UGC in the year 1921. Most of the courses have an 'Yearly' system, although some of the new courses, like BBA (Bachelor in Business Administration) and MBA have opted for a Semester system.

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