You are receiving this letter because you either wrote to us or you are a commercial real estate broker client of either Blackburne & Sons or C-Loans, Inc. Today we'll show you how to create a down payment for a commercial property buyer out of thin air. We also have lots of cute, clean jokes, funny epics, and a surprising video for you.

Joke Du Jour

A little boy got on the bus, sat next to a man reading a book, and noticed he had his collar on backwards. The little boy asked why he wore his collar that way. The man, who was a priest, said, " I am a Father." The little boy replied, "My Daddy doesn't wear his collar like that." The priest looked up from his book and answered, "I am the Father of many." The boy said, "My Dad has 4 boys, 4 girls and two grandchildren and he doesn't wear his collar that way." The priest, getting impatient, said, "I am the Father of hundreds" and went back to reading his book. The little boy sat quietly thinking for a while, then leaned over and whispered,"Maybe you should wear your pants backwards instead of your collar.”

One Has To Be Soooo Careful These Days

Private Money Commercial Loans Nationwide From $100,000 to $3.5MM

Is your client's commercial property partially-vacant? Do you need a lender who will allow the seller to carry back a second mortgage? Does your client have a balloon payment coming due on his commercial property? Has your bank offered him a discounted pay-off? Does your borrower have less-than-stellar credit? Is your client's company losing money? Need a non-recourse commercial loan? We make slightly scratched-and-dented commercial loans.

Our hot, new product is a blanket loan against a portfolio of rental homes. Rental homes? Yup, as long as there are at least five homes or units, we consider this to be a commercial loan. We even offer a partial release clause. This loan is ideal for speculators.

Here is our latest rate sheet.

Blackburne & Sons is looking for commercial real estate loans that are not quite clean enough for a bank. Please click here to submit a private money commercial loan or call me, Tom Blackburne, at (574) 210-6686.

Fund Raising Joke

When a young announcer was raising funds on a local public television station, a woman called in and told the volunteer operator she would donate a hundred dollars if the announcer would shave off his beard. He agreed to help the cause and returned to work clean-shaven. The following day, the check arrived from his mother.

Create a Commercial Property Down Payment Out of Thin Air

This week a farmer came to my home in Indiana and asked me for a $1.3 million loan to buy the farm next door. He had no cash to put down, but he owned a mortgaged farm next to the target farm. I ended up making him an offer that I am pretty sure that he will take. It's a perfect example of how to use other property to create a down payment

I proposed that Blackburne & Sons make a first mortgage on the farm being purchased and a blanket second mortgage on his current farm. If we had to foreclose on the farms, we would immediately pay off the $550,000 first mortgage on the farmer's current farm, leaving us owning both farms free and clear. This is an interesting case where the value of the combined farm is worth much more than the sum of the values of two small farms.

The reason why is because the farmer would not have to transport his enormous combine (a very fancy tractor) for miles and miles down some narrow, congested country road. Often the inconvenience and cost of equipment transport makes farming a bunch of smaller, widely-dispersed farm parcels economically infeasible. By combining the two farms, the value of this farmland per acre is far greater. This concept is known as assemblage.

You learned some things today: (1) Blackburne & Sons will happily finance farmland; and (2) Often when you assemble two or more parcels, the value of the new, larger parcel is worth far more than the sum of the individual parcels (assemblage); and (3) You can often create a down payment for a cash-poor, property-rich borrower by blanketing other property.

Need a commercial loan? Simply complete this super-easy mini-app.

Why Does She Get Soooo Mad?

Diet Joke

"The star of the new show 'Fat Actress,' Kirstie Alley, says that any time she strays from her diet she's going to donate $100 to one of her favorite charities. In a related story, three diseases have been completely eradicated." -- Conan O'Brien

Buying or Selling a Commercial Property? We'll Help Your Buyer With His Down Payment!

No one else in the entire country does what we do. We add our equity dollars - not debt dollars - to your buyer's down payment to create a down payment large enough to satisfy the bank.

The reason you need us is because banks are now requiring a 40% down payment on the purchase of most commercial-investment properties. To make matters worse, most banks today will not even allow the seller to carry back a second mortgage.

Does your buyer really want to put down 40% of the purchase price? Our small-balance preferred equity solves your problem. Please click here for more information about our preferred equity.

Blackburne & Sons (est. 1980) is a commercial private money lender. We will allow second mortgages behind our own first mortgages!

Please click here to apply for preferred equity or a private money commercial mortgage. You can also call me, Tom Blackburne, at (574) 210-6686.

Jamaica Joke

"Jamaica has officially decriminalized the possession of small amounts of marijuana for personal use. Which would be great news if anyone in Jamaica had small amounts of marijuana." -- Seth Meyers

One-Point Commercial Bridge Loans

Suppose you have listed a commercial property for sale, and the seller is getting antsy. You can often hold him off long enough to find a buyer by getting him a bridge loan. Blackburne & Sons offers a six-month bridge loan for just one point and no prepayment penalty. Please click here to submit a commercial bridge loan mini-app or call me, Tom Blackburne, at (574) 210-6686.

Am I Just Paranoid?

New Apartment Program for "A" Deals

Blackburne & Sons has an incredible apartment loan program for "A" quality deals. The rate is adjusted according to the desirability of the property and the area, but it starts at 3.87% and 1 point for a 30-year fully-amortized loan. For more details, please call Tom Blackburne at (574) 210-6686.

Diet Joke

My sister and I were discussing our mutual weight problem one evening, when I challenged her to a contest. If I lost the most weight in the next month, I wouldn't have to pay the $25 that I owed her. If she lost the most weight, I would have to pay up. Anything for an incentive! "All right," said Betty happily. "But let's wait two weeks before we start. There are some things I have to eat first."

Two Ways To Earn Referral Fees For Commercial Loans

This one is an absolute no-brainer. You simply put a link to C-Loans.com on your real estate website. We once paid a $21,250 referral fee to a guy who was asleep when the lead came in! Here are the details.

You can also referral commercial loans by hand. Here is our referral fee program.

Cake Joke

"How come when you mix water and flour together you get glue and then you add eggs and sugar and you get cake? Where does the glue go?" -- Rita Rudner

Hilarious Weatherman Video

This guy is really funny

On a Personal Note

This past Sunday, my girlfriend and I took advantage of the nice weather and our free time by volunteering at the Indianapolis Humane Society. We walked dogs, played with cats, and ultimately decided to commit to volunteering regularly. Hopefully, after a few more sessions, I will have built up the courage to walk some of the most troubled dogs, which predominately are pit-bull mixes. And while it is hard to establish a relationship with these animals, knowing most of them will be euthanized, it is gratifying knowing I had a small, yet relevant, part in their happiness.

Don't Forget About C-Loans.com

We have a whole new crop of hungry commercial lenders on C-Loans, so if you have a commercial loan you're trying to place, it takes just four minutes to submit your deal to 750 commercial lenders. And remember, C-Loans.com is free!

Final Funny

I recently spent $6,500 on a young registered Black Angus bull. I put him out with the herd, but he just ate grass and wouldn't even look at a cow. I was beginning to think I had paid more for that bull than he was worth. Anyhow, I had the Vet come and have a look at him. He said the bull was very healthy, but possibly just a little young, so he gave me some pills to feed him once per day. The bull started to service the cows within two days… all of my cows! He even broke through the fence and bred with all of my neighbor's cows! He's like a machine. I don't know what was in the pills the Vet gave him, but they kind of taste like peppermint.

Contact Information

4811 Chippendale Drive, Suite 101, Sacramento, CA 95841 Telephone: (574) 210-6686 * Fax: (916) 338-2328
Real Estate Broker -- California Bureau of Real Estate -- License Number 829677