Fast Private Capital for Experienced CRE Operators ($10M–$250M)

[Beth Thorne]

The toughest part of CRE right now isn’t deal flow — it’s capital that closes fast enough to protect IRR. Traditional banks are quoting 90–120 days, syndications take even longer, and every extra week erodes returns.

I’m working with a private capital desk that’s stepping in for experienced sponsors who already control $1M+ in liquid real estate and are scaling into the $10M+ range. This isn’t equity or syndication — it’s structured expansion capital designed for speed and flexibility.

Typical terms we’re seeing:

• Loan sizes: $10M–$250M
• Up to 80% LTC on acquisitions / value-add
• Up to 75% LTV on refis (cash-out available)
• SOFR + 450–650bps (all-in ~8–10%)
• 18–36 month terms, extensions available
• Term sheet in ~72 hours, fund in 10–21 days
• 1–2 pts origination rolled into closing

Why it matters: sponsors who can recycle equity faster often see 3–5% higher IRR simply by closing earlier than the competition. Example: with $12M equity at 70% LTV, you control ~$48M portfolio. By redeploying twice in 24 months, the same sponsor scaled to ~$96M+ without syndication dilution.

If you’re operating in the $10M+ acquisition/refi space and want to run the numbers, I can share a sample term sheet so you can test it against your own model. Curious to hear from others here — are you also leveraging private capital to accelerate growth, or sticking with slower bank routes?

[Mike Grudzien]

...just sayin'...