Volume 1, Issue 4

Newsletter Date:  September 4, 2014


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 non-recourse commercial loans with no prepayment penalty or lock-out clause. We also have lots of cute, clean jokes, several funny pics, and an interesting video for you.

Joke Du Jour

As I drove into a parking lot, I noticed that a pickup truck with a dog sitting behind the wheel was rolling toward a female pedestrian. She seemed oblivious, so I hit my horn to get her attention. She looked up just in time to jump out of the way of the truck's path. The vehicle bumped harmlessly into the curb and stopped. I rushed to the woman's side to see if she was all right. "I'm fine," she assured me, "but I hate to think what could have happened to me if that dog hadn't honked..."

Some People Are Just Born With Soul

Non-Recourse Commercial Loans With No Prepay Penalty

Since the Great Recession, commercial banks have become very hard-nosed about personal guarantees. Most of them are adamant about requiring the borrower to personally guarantee the loan. But there are times when legally a borrower simply must have a non-recourse commercial loan:

  1. If a commercial property is owned by an IRA, the beneficiary may not personally guarantee the loan without running afoul of the IRS.

  2. The investors in a tenant-in-common (TIC) investment may not personally guarantee a commercial loan without the investment losing its tax-deferred status.

  3. Many irrevocable trusts have independent trustees, like a family attorney or a bank. No attorney or bank is going to guarantee an $800,000 commercial loan for a minor child, even if its necessary to pay off a ballooning loan.

Blackburne & Sons will make non-recourse commercial loans. Please click here to apply for a non-recourse commercial loan, or call me, Tom Blackburne, at (574) 210-6686.

Tortoise Joke

"This week a giant tortoise was on the loose here in Southern California. Drivers on the freeway were shocked to see something moving so quickly." -- Conan O'Brien

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

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

The reason you need us is because banks are now requiring a 40% downpayment on the purchase of a commercial-investment property. To make matters worse, most banks today will not 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 first mortgages!

Please click here to submit a private money commercial loan application, or call me, Tom Blackburne, at (574) 210-6686.

Pork Joke

An Irish priest and a Rabbi found themselves sharing a compartment on a train. After a while, the priest opened a conversation by saying "I know that, in your religion, you're not supposed to eat pork... Have you actually ever tasted it? The Rabbi said, "I must tell the truth. Yes, I have, on the odd occasion." Then the Rabbi had his turn of interrogation. He asked, "Your religion, too... I know you're supposed to be celibate. But...." The priest replied, "Yes, I know what you're going to ask. I have succumbed once or twice." There was silence for a while. Then the Rabbi peeped around the newspaper he was reading and said, "Better than pork, isn't it?"

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? 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 hard money commercial loan or call me, Tom Blackburne, at (574) 210-6686.

Protection Joke

The first testicular guard, the "Cup," was used in hockey in 1874, and the first helmet was used in 1974. That means it only took one-hundred years for men to realize that their brain is also important. (Ladies, quit laughing!)

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. Please click here to submit a commercial bridge loan mini-app or call me, Tom Blackburne, at (574) 210-6686.

I'm Melting! Who Would Have Thought a Good Little Girl Like You Could Destroy My Beautiful Wickedness?

New Apartment Program for "A" Deals

Because we have been in the commercial mortgage business for over 34 years, and because we own CommercialMortgage.com, Blackburne & Sons has been allowed to join just five other mortgage bankers to offer an incredible new apartment loan program for "A" quality deals. These loans close in our name and are sold to an institutional investor which purchased almost $400 million in apartment loans last year.

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.

Haunted House Joke

There was this haunted house on the outskirts of the town which was avoided by all the townsfolk - the ghost which `lived' there was feared by all. However, an enterprising journalist decided to get the scoop of the day by photographing the fearsome phantom. When he entered the house, armed with only his camera, the ghost descended upon him, clanking chains et al. He told the ghost "I mean no harm - I just want your photograph". The ghost was quite happy at this chance to make the headlines - he posed for a number of ghostly shots. The happy journalist rushed back to his dark room, and began developing the photos. Unfortunately, they turned out to be black and underexposed. So what's the moral of the story? The spirit was willing, but the flash was weak.

Too Busy to Broker Commercial Loans to Us? Why Not Just Refer Them Instead? We Make It Easy!

We once paid a $21,250 referral fee. Here is our referral fee program.

NYC Subway Flashmob Video

The cast of the play, The Lion King, breaks into song on a New York City subway.

On a Personal Note

My cousin (a drummer) got married to an amateur country western singer this past weekend in Prospect, Oregon - a town of 650 people. The setting was beautiful, with greenery and mountains everywhere the eye can see. The temperature was perfect and the ceremony flawless. And the best part was hearing the story of how they met. Four years ago, my cousin’s band opened up for The Taryn Cross Band at a small country western concert in Prospect, OR. Before the performance, my cousin took notice of the beautiful Taryn Cross and quickly decided that he had to do something to get her to notice him.

So, at first he went up to her to purchase a ‘Taryn it Up’ T-shirt she was selling. Not knowing he was the drummer of her opening act, of course she charged him full price! My cousin proceeded to converse with her and extended an invitation to a “barn dance” taking place after the performance. To make himself stand out even more, after his band preformed he dragged an old couch and made sure to a get a front row seat. After the performance, she decided that if this guy was crazy enough to drag a couch into her show, then why not meet up with him. It was only then that she found out she was tricked...

There was never really a barn dance, but rather it was a ruse my cousin used to get her number. Taking it all in stride, Taryn was amused at the lengths my cousin was going to meet her and gave him a shot. As they say "the rest is history".

Sometimes love is fostered through mutual friends, blind dates, and Match.com But love can also present itself through opportunity. Props to my cousin, Austin, for recognizing the opportunity life threw his way.

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!

Bookie Joke

A teacher asks her kids in spelling class to tell what their father does for a living and to spell it. The first kid says, "My daddy's a baker. That's b-a-n-k-e-r. He makes bread and lots of sweet goodies to eat." The second kid says, "My daddy's a banker. That's b-a-n-k-e-r. He makes a lot of money, and he buys us lots of toys." The next kid says, "My daddy's an electrician. That's e-l-a-k...uh, e-l-e-x...uh...." The teacher interrupts, saying, "That's okay, Rayford. Think about it, and we'll come back to you." Turning to Little Johnny, she says, "You're next, Johnny." Little Johnny says, "My daddy's a bookie. That's b-o-o-k-i-e, and I'll lay you ten-to-one odds that Rayford can't ever spell electrician."

Contact Information

Tom Blackburne
BRE# - 01919403
4811 Chippendale Drive, Suite 101
Sacramento, CA 95841
Phone: (574) 210-6686
Fax: (916) 338-2328
: tommy@blackburne.com

Featured Links

Learn Commercial Finance
1Find Your Own Private Investors
Market for Commercial Loans
Fee Collection Course
Earn Referral Fees in Your Sleep
Combo Packages
Cool Mortgage Broker Stuff
Cool Lender Stuff
Cool Realtor Stuff
Contact Us


Got a Mortgage Web Site?  Earn $5,000 Referral Fees in Your Sleep!

Just Click Here


Read the C-Loans Blog
Pick up lots of great commercial brokerage practice tips for free.

Click here and bookmark it.


Service Your Own Loans
4-Hour Video Course, How to Find Your Own Private Mortgage Investors - Just $499

Click here for details


Learn to Broker $10MM Commercial Deals.

9-Hour Video Program Including Marketing, Underwriting, Packaging, Placement and Fee Collection.  Just $499.

For details, click here or call Mick Carlson at 574-855-6292


Refer Loans to C-Loans By Hand and Earn Huge Referral Fees

Just input the email address of a borrower or broker and earn one-eighth of a point at closing!  That's $1,250 for a $1 million loan.  Click here.


Our Training Course Includes Over 60 Minutes on Fee Collection.  No One Has Collected From More Lying, Deadbeat Borrowers Than George.  You Can Order the Fee Agreement and Collection Training Separately for $199.

Call Mick (574) 855-6292 or email him at mcarlson@blackburne.com


Just $2 to $3 Each
Plus 37.5 Bps on Closing.

Click Here for More Details


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 01330173

Go to Blackburneandsons.com Home Page

Copyright © 2014 Blackburne & Sons Realty Capital Corporation. All rights reserved.
Terms of Use
| Disclaimer | Awards & Affiliations | Privacy Policy
NMLS #103430
area area area area area area area area area