Case Study: $13.2MM Hotel Conversion | Acquisition | Miami, FL

Structured and arranged a non-recourse bridge loan for the acquisition of a historic 43,000-square-foot office building in Downtown Miami, Florida.

The borrower planned to take the property through the permitting process to add 10 stories and convert into a hotel.

Challenges

The borrower's potential lender dropped the deal in the middle of due diligence, forcing a scramble to find a replacement in time to satisfy a TOE closing, that was spurred by the seller's 1031 timetable. Additionally, the property had not obtained a 40-year recertification precluding obtaining clean title and leaving ambiguity on the scope of required renovations that might be required by the local municipality. Furthermore, the property was predominately vacant with remaining tenants on month-to-month leases.

Solutions

Identified a lender who had recently funded a bridge loan against a similar property in the local market. Working quickly to take assignment of most of the third-party reports, the lender was able to get through due diligence quickly. Crafted a creative recourse burn of structure, coupled with flexible reserves to box in the potential recertification risk. Despite a difficult and complicated closing schedule and structure, the transaction closed on time and on original terms (better than those of the original lender.)