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 talk about the the bankruptcy rules that a commercial real estate broker needs to know. We also have lots of cute, clean jokes, some funny pics, and an excellent video for you.

Joke Du Jour

My friend Nancy and I decided to introduce her elderly mother to the magic of the Internet. Our first move was to access Google, and we told her it could answer any question she had. Nancy's mother was very skeptical, until Nancy said, "It's true, Mom. Think of something to ask it." As I sat with fingers poised over the keyboard, Nancy's mother thought for a moment and then responded, "How is Aunt Helen feeling?"

This is Just Mean Spirited

In truth Tom Brady showed some real toughness in that game.

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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.

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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.

Giraffe Joke

"A rare white giraffe has been spotted in Africa. The white giraffe was immediately captured and nominated for an Oscar. -- Conan O'Brien

(A famous black actress recently complained that every Oscar nominee this year was white.)

Bankruptcy Rules You Gotta Know

Suppose you are trying to refinance your client's balloon payment on his office building, but you run out of time. At the advice of his attorney, your client may file a Chapter 11 Bankruptcy. The moment he does this, the foreclosing lender becomes subject to an automatic stay. In other words, the foreclosing lender must immediately freeze in his tracks. "Sit, Oboo. Stay!" He can't call and harangue the borrower, and he cannot continue his foreclosure until a bankruptcy judge grants his Motion for Relief From the Automatic Stay. (C'mon, Judge, please-please let me finish off this foreclosure.)

If this is a Chapter 7 Bankruptcy - a liquidation of the debtor's assets in order to partially repay his creditors - a bankruptcy trustee will be appointed to marshal the assets. Liquidation is merely a fancy legal terms that means "sell and convert into cash". A bankruptcy trustee is typically an attorney paid by the court out of the assets of the debtor's estate (and who almost never returns phone calls). To marshal the assets means "to gather up", like a French general assembling his troops before he attacks.

Sometimes it is not necessary to sell everything that the debtor owns in order to satisfy his creditors. Sometimes the debtor just needs some time to reorganize his assets - sell off some assets or refinance some buildings. In such a case, your borrower will merely file a Chapter 11 Reorganization. A trustee is even appointed in Chapter 11 Bankruptcies to be the eyes and ears of the court

In our imaginary example, your client is now in bankruptcy. You find him a commercial lender (Blackburne & Sons!) still willing to make him a quick loan to pay off his ballooning commercial loan. You can now simply trot your commercial borrower down to the title company and have him sign off, right?

No! If a borrower is in bankruptcy, the new lender needs the bankruptcy court's permission to make the debtor a new loan. "But the bankruptcy trustee said it was okay!" The bankruptcy trustee's permission is not enough. The bankuptcy judge must sign off on it!!! The debtor's bankruptcy attorney will handle this in a motion format that includes the term sheet of the commercial lender (Blackburne & Sons!).

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

Five Husband Minutes = One Dog Year

Too Helpful Joke

Working for a judge in a common pleas court, I saw many criminal defendants. One man facing drug charges proved unusually helpful. To determine the exact quantity of the illegal substance allegedly sold, the judge asked the prosecutor how many grams there are in an ounce. As both attorneys checked their notes, the defendant, who had not yet entered his plea, proudly announced, "There are 28.3 grams in an ounce, Your Honor."

Oops. His attorney advised him to plead guilty.

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.

Surgery Joke

Things you don’t want to hear during your surgery:

- You know, there's big money in kidneys. Heck, the guy's got two of them.

- What do you mean he wasn't in for a sex change?

- Accept this sacrifice, O Great Lord of Darkness!

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.

Another Mean Spirited Joke

A guy walks into a bar with a dachshund under his arm. The dog is wearing a Jets jersey and a Jets helmet, and he is holding a set of Jets pom poms. The bartender says,"Hey! No pets allowed in here! You'll have to leave!" The man begs, "Look, I'm desperate. We're both big fans, my TV is broken, and this is the only place we can see the game!" After securing a promise that the dog will behave and warning him that if there is any trouble they will be thrown out, the bartender relents and allows them to stay in the bar and watch the game.

The game begins with the Jets receiving the opening kickoff. They march down field, stop at the 30, and kick a field goal. With that the dog jumps up on the bar and begins walking up and down the bar giving everyone a high-five. The bartender says,"Wow that is the most amazing thing I've ever seen! What does the dog do if they score a touchdown?" "I don't know," replies the owner, "I've only had him for four years."

The Blackburne's Feed Half the Stray Cats and Raccoons in the Neighborhood

Sweet 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 fixed rate, 30-year fully-amortized loan. For more details, please call Tom Blackburne at (574) 210-6686.

Sarah Palin Joke

"At a Donald Trump rally in Oklahoma, Sarah Palin called President Obama a weak-kneed capitulator in chief. When asked if she knows what a capitulator is, she said, 'Of course I do — it's one of those worms that turns into a butterfly!'" -- Jimmy Fallon

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.

Wall Joke

"A researcher found lyrics to a song that Woody Guthrie wrote over 50 years ago about Donald Trump's father, Fred Trump. I believe it was called, 'This Land is My Land and This Land is My Land, and This Land is Also My Land'. Donald was like, 'Big deal - Pink Floyd did an entire album about me called, 'The Wall', and I made them pay for it.'" -- Jimmy Fallon

Hear Woody Guthrie's famous 1956 folk song.

Wonderful Video

The ending will really touch you.

On a Personal Note

My daughter recently had her 5th birthday party. Reagan wanted a cat themed party, and I wanted something more education driven. We ultimately decided on having a big cat themed party. I, the tour guide for all the little kids, took them on a safari around the world (my house) hitting each major continent and talking about the big cats that are there. Reagan loved the idea of collecting donations to the Exotic Feline Rescue Center instead of getting presents. She also came up with the idea of giving used books away as party favors. We had a HUGE turnout and the party went perfectly. Now, the only problem is finding a way to top this party, next year!

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

Three bulls heard via the grapevine that the rancher was going to bring another bull onto the ranch. The prospect raised a discussion among them. The first bull says, "Boys, we all know I've been here 5 years. Once we settled our differences, we agreed on which 100 of the cows would be mine. Now, I don't know where this newcomer is going to get his cows, but I ain't givin' him any of mine."

The second bull says, "That pretty much says it for me too. I've been here 3 years and have earned my right to the 30 cows we've agreed are mine. I'll fight 'im till I run him off or kill 'im; but I'm keepin' all of my cows."

The third bull says, "I've only been here a year, and so far you guys have only let me have 10 cows to take care of. I may not be as big as you fellows yet, but I am young and virile, so I simply MUST keep all my cows."

They had just finished their big talk when a black, shiny eighteen-wheeler pulls up in the middle of the pasture. This evil-looking tractor trailor looks like Darth Vador on wheels. Bam! The heavy steel ramp booms when it hits the ground. As they watched in terror, the biggest, baddest Son-of-Another-Bull strode down ramp. He must have been 4,700 pounds, and with each step the solid steel ramp bent and groaned in protest.

The first bull says, "Ahem...you know, it's actually been some time since I really felt I was doing all of my cows justice. I think I can spare a few for our new friend." The second bull says, "I'll have plenty of cows to take care of if I just stay on the opposite end of the pasture from him. I'm certainly not looking for an argument." They look over at their young friend, the third bull, and find him pawing the dirt, shaking his horns, and snorting up a storm. The first bull says, "Son, let me give you some advice real quick. Let him have some of your cows and live to tell about it."

The third bull says, "Heck, he can have all of my cows. I'm just making sure he knows I'm a bull!"

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