Refinance Positioning
Refinance Positioning works the operating numbers your next lender will size the loan on, in the window before you apply.
That window decides your loan amount.
Why the work happens before the application
A lender does not size your loan on the rate alone. The loan amount comes out of the building’s net operating income, tested against a coverage requirement at the lender’s own assumptions.
That means your proceeds are set by numbers you booked over the previous twelve to twenty-four months. By application day, those numbers are history. Before application day, they are still yours to change.
You feel the rate because the rate is the visible part. The part you can still act on is the income and expense performance underneath it.
What positioning covers
The trailing numbers. Twelve to twenty-four months of operating statements read the way an underwriter reads them, including the lines a lender will adjust upward regardless of what you spent.
The expense work. Contracts, insurance, tax assessment, and utilities addressed on their own calendars, early enough to appear in the trailing period the lender will use.
The rent roll and the lease file. Occupancy, lease terms, renewal timing, and documentation that supports the income you are claiming.
The building itself. Condition and capital items, since a lender’s inspection and reserve requirement affect what you walk away with.
The presentation. A package that answers the underwriter’s questions in the underwriter’s order, rather than making them hunt.
Request a building audit
Send the property address, your loan maturity date, and your last twelve months of operating statements. I read them before we speak.
TODO-Shafiq: embed the GoHighLevel booking form here once the form URL is confirmed.
Mobile 202-290-1055. Office 202-800-3200. Email shirani@enterprisere.com.
Common questions
When should I start refinance positioning, relative to my loan maturity?
If your loan matures inside two years, start now. Lenders size on trailing performance, so the value of this work runs down as the application date gets closer.
My rate is going up no matter what I do. What does refinance positioning change?
The index is outside your control and the building's net operating income is not. Coverage tests and proceeds both run off that income, so the same rate sizes different loan amounts on two buildings that perform differently.
Do you place the loan for me?
No. I am a real estate advisor and broker, not your lender or your mortgage broker. I can connect you with lenders who can help you with the loan. My work is the building, the numbers, and the package.
What do lenders look at that apartment owners underestimate?
Expense verification, the gap between the rent roll and the actual leases, deferred maintenance that turns into a reserve requirement, and one-off items an owner treats as add-backs that a lender will not.
Is refinance positioning only for owners in trouble?
No. A building that already performs well has the same refinance mechanics, and nobody has had a reason to go through its expense lines recently.
What do you need from me to start?
The property address, the loan maturity date, the last twelve months of operating statements, and the current rent roll.