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The Broker's Setup (The Problem)

The Ask: High-Leverage Bridge loan

The Banks Response: "Student housing is risky. Multiple parcels. Max 65% LTV."

The Result: Sponsor needs $2.2M cash (35% down). Deal dies.

The Urban Skyline Strategy (The Solution)

The Structure: Senior Debt + Preferred Equity Slice

Layer 1 (Senior): $4.725M Debt Fund (75% LTC)

Layer 2 (Pref Equity): $630k "Execution Lubricant" (10% LTC)

Layer 3 (Sponsor): $945k Cash (15% Skin in the Game)

The Result: Fully Funded. Clear Refi Exit.

Why This Wins

Most lenders see 'Student Housing' and run. We saw a rent reset opportunity. By layering a small slice of Preferred Equity behind the Senior Debt, we reduced the sponsor's cash requirement by $1.2M while keeping the Senior Lender comfortable at 75%.

Theme: Student Housing & Capital Efficiency

54-Unit Student Housing Acquisition (Boone, NC)

How we engineered 85% LTC for a "complex" campus asset.

Every deal has a solution. Most brokers just don't know where to look. Which scenario fits your deal?

Audit My Deal Structure

The Broker's Setup (The Problem)

The Ask: $1.5M Acquisition Loan (75% LTV)

The Banks Response: "At a 5.47% Cap, your DSCR is only 0.85. We can only lend $1.1M (55% LTV)."

The Result: Buyer needs $900k cash to close. Deal dies.

The Urban Skyline Strategy (The Solution)

The Structure: Bridge-to-Construction Facility

Layer 1 (Senior): $1.6M Non-Recourse Bridge (80% LTC)

Layer 2 (Valuation): Underwritten on "As-Complete" NOI (including the 1.79-acre expansion)

Layer 3 (Sponsor): Only $400k Equity (20% Down)

The Result: Closed with Negative Leverage (Day 1) to unlock 18% Yield (Year 2).

Why This Wins

A standard bank looks at the $123k NOI and sees a failing loan. We looked at the 1.79 acres of unused land and structured a facility that funds the future value, not just the current rent roll. This allowed the sponsor to close with half the equity required by a local bank.

Theme: Solving Tight Cap Rates with Expansion Value

175-Unit Self-Storage + Expansion Land (Louisa, VA)

How we funded a 5.47% Cap Rate deal when the bank said "No."

Every deal has a solution. Most brokers just don't know where to look. Which scenario fits your deal?

Audit My Deal Structure

The Broker's Setup (The Problem)

The Ask: Conventional Commercial Mortgage

The Banks Response: "The seller's tax returns are a mess. And the title work on the attached building is complex. We need 90 days."

The Result: Seller gets impatient. Deal falls out of contract.

The Urban Skyline Strategy (The Solution)

The Structure: DSCR Cash-Flow Loan

Layer 1 (Senior): $1.725M DSCR Loan (75% LTV)

Layer 2 (Underwriting): Income-Based Only (No Tax Returns Required)

Layer 3 (Sponsor): $575k Equity (25% Down)

The Result: Closed in 3 Weeks. 8.7% Cap Rate Locked In.

Why This Wins

This deal had incredible cash flow ($200k NOI) but 'For Sale By Owner' deals often lack the clean paperwork banks demand. We bypassed the tax return requirement entirely by using a DSCR loan that looked strictly at the 8.7% Cap Rate. The deal paid for itself, so we got it funded.

Theme: Speed & DSCR Execution on a FSBO Deal

18,000 SF Mixed-Use (Retail + 10 Apts)

How we closed a "For Sale By Owner" deal with messy financials in 21 days.

The Broker's Setup (The Problem)

The Ask: Conventional Commercial Mortgage

The Banks Response: "The seller's tax returns are a mess. And the title work on the attached building is complex. We need 90 days."

The Result: Seller gets impatient. Deal falls out of contract.

The Urban Skyline Strategy (The Solution)

The Structure: DSCR Cash-Flow Loan

Layer 1 (Senior): $1.725M DSCR Loan (75% LTV)

Layer 2 (Underwriting): Income-Based Only (No Tax Returns Required)

Layer 3 (Sponsor): $575k Equity (25% Down)

The Result: Closed in 3 Weeks. 8.7% Cap Rate Locked In.

Why This Wins

This deal had incredible cash flow ($200k NOI) but 'For Sale By Owner' deals often lack the clean paperwork banks demand. We bypassed the tax return requirement entirely by using a DSCR loan that looked strictly at the 8.7% Cap Rate. The deal paid for itself, so we got it funded.

Theme: Speed & DSCR Execution on a FSBO Deal

18,000 SF Mixed-Use (Retail + 10 Apts)

How we closed a "For Sale By Owner" deal with messy financials in 21 days.

Every deal has a solution. Most brokers just don't know where to look. Which scenario fits your deal?"

Audit My Deal Structure

Our investments are open to approved, accredited investors. Please review the below questionnaire to see if you qualify.

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OUR INVESTMENTS ARE FOR ACCREDITED INVESTORS THAT MEET THE FOLLOWING REQUIREMENT

Earned income that exceeded $200,000 (or $300,000 together with a spouse) in each of the prior two years, and reasonably expects the same for the current year, or has a net worth over $1 million, either alone or together with a spouse (excluding the value of the person’s primary residence).

Please see > more information about accredited investor requirements.

Urban Skyline Investments, LLC provides educational information and consulting services related to business credit and commercial real estate financing. The content on this website is for informational purposes only and should not be considered financial, legal, tax, or investment advice.

We do not offer or sell securities and we do not solicit investors. Nothing on this website constitutes an offer to buy or sell any security or participate in any investment opportunity. Any examples or scenarios are hypothetical and not guarantees of results.

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