Frequently Asked Questions

Frequently Asked Questions

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Fifty Stones Capital Group provides structured private credit solutions for commercial real estate owners, investors, developers, operators, and mortgage brokers across the United States. These frequently asked questions explain our loan programs, underwriting criteria, closing process, financing structures, and approach to complex or time-sensitive transactions.

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What is Fifty Stones Capital Group?

Fifty Stones Capital Group is a nationwide private commercial real estate lender providing structured financing for acquisitions, refinances, construction projects, transitional properties, and special situations. We focus on transactions where timing, structure, collateral quality, and certainty of execution matter.

Our objective is to give qualified sponsors a clear financing path through disciplined underwriting, direct communication, and commercially realistic loan structures.
 

Is Fifty Stones Capital Group a direct lender?

Yes. Fifty Stones Capital Group is a direct private lender that underwrites, approves, and funds commercial real estate loans using our own capital. Because lending decisions are made in-house, we maintain full control over the underwriting process, enabling efficient execution, transparent communication, and greater certainty of closing. We work directly with commercial real estate borrowers, sponsors, developers, property owners, investors, and authorized commercial mortgage brokers nationwide.

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Where does Fifty Stones Capital Group lend?

We evaluate commercial real estate financing opportunities throughout the United States. Program availability, loan structure, and closing requirements may vary based on the property location, asset type, transaction size, and applicable state requirements.

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What makes Fifty Stones different from a traditional bank?

Traditional banks generally depend heavily on standardized credit policies, stabilized cash flow, fixed approval committees, and longer closing procedures. Fifty Stones can evaluate the complete transaction, including the property, sponsor, basis, business plan, capital structure, and exit strategy. Our flexibility does not mean reduced discipline. We move decisively when the facts support the loan, but every transaction must satisfy our underwriting, documentation, valuation, legal, and closing requirements.

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What types of commercial real estate financing does Fifty Stones provide?

Our financing solutions may include:

• Commercial real estate bridge loans

• Acquisition financing

• Commercial property refinancing

• Construction and construction-completion loans

• Land and development financing

• Mezzanine financing

• Structured subordinate capital

• Cash-out refinancing

• Transitional-property financing

• Special-situation and time-sensitive financing

Every loan is structured around the collateral, sponsor, use of funds, business plan, and proposed repayment strategy.

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What is a commercial real estate bridge loan?

A commercial real estate bridge loan is short-term financing used to address an immediate capital need while a property moves toward a sale, stabilization, construction completion, or permanent refinancing.

Bridge financing may be appropriate for acquisitions with tight closing deadlines, maturing loans, lease-up strategies, renovations, repositioning plans, partner buyouts, or properties that do not yet qualify for conventional financing.

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Does Fifty Stones provide commercial real estate acquisition loans?

Yes. We provide acquisition financing for qualified investors, developers, and operators purchasing commercial real estate. We evaluate the purchase price, property value, sponsor equity, operating performance, improvement plan, market conditions, and exit strategy. Acquisition loans may include additional capital for renovations, tenant improvements, leasing costs, interest reserves, or other approved business-plan expenses.

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Can Fifty Stones refinance an existing commercial mortgage?

Yes. We consider commercial real estate refinance loans involving approaching maturities, lender payoffs, property stabilization, renovations, lease-up, recapitalizations, or transitions to new ownership or management. The proposed loan must have a clearly supported use of proceeds and a credible repayment strategy.

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Does Fifty Stones offer commercial cash-out refinancing?

Commercial real estate cash-out refinancing may be considered when the property has sufficient value, the sponsor has a supportable equity position, and the proceeds serve a legitimate business purpose.

We review the sponsor’s original basis, capital invested, existing debt, requested cash-out, property performance, proposed use of proceeds, and exit strategy. Cash-out availability is determined individually and is not based solely on appraised value.

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Does Fifty Stones provide construction loans?

Yes. We evaluate ground-up construction, renovation, redevelopment, and construction-completion loans for qualified commercial real estate projects.

Construction underwriting generally considers land basis, permits and entitlements, plans, budget, contingency, contractor qualifications, sponsor experience, equity invested, construction schedule, market demand, and the proposed sale or permanent financing exit.

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Does Fifty Stones finance land and development projects?

We consider land acquisition, entitled land, horizontal development, infrastructure, and subdivision financing when the transaction has a defined development plan and supportable repayment strategy.

Land and development loans typically require meaningful sponsor equity, verified entitlements, detailed budgets, market support, and clearly identified repayment sources such as lot sales, builder takedowns, reimbursements, construction financing, or a property sale.

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Does Fifty Stones provide mezzanine financing?

Yes. Mezzanine financing may be used to fill the gap between a senior mortgage and sponsor equity. It can support acquisitions, construction projects, recapitalizations, renovations, or other transactions where the senior lender cannot provide the full amount required. We evaluate the complete capital stack, combined leverage, intercreditor requirements, projected cash flow, sponsor contribution, control rights, and repayment priority before considering a mezzanine position.

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What is special-situation real estate financing?

Special-situation financing addresses viable commercial real estate transactions that do not fit conventional lending programs because of timing, complexity, property condition, ownership issues, or an unusual capital structure.

Examples may include imminent loan maturities, foreclosure prevention, discounted debt payoffs, distressed acquisitions, bankruptcy-related purchases, partner buyouts, incomplete construction, lender transitions, and urgent recapitalizations.

Urgency alone does not make a transaction financeable. The loan must still have adequate collateral, a qualified sponsor, a workable structure, and a credible exit.

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What property types does Fifty Stones finance?

We evaluate a broad range of commercial real estate, including:

• Multifamily properties

• Industrial and warehouse facilities

• Office properties

• Retail and mixed-use developments

• Hotels and hospitality properties

• Medical office and healthcare facilities

• Senior housing and assisted-living properties

• Self-storage facilities

• Land and development sites

• Special-purpose and owner-operated properties

Certain specialized assets require additional operational, licensing, regulatory, or industry-specific due diligence.

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Does Fifty Stones finance vacant or transitional properties?

Yes. We consider vacant, partially occupied, underperforming, value-add, and transitional commercial properties when the sponsor presents a credible plan for renovation, lease-up, repositioning, stabilization, or sale. Underwriting will focus on the as-is collateral value, remaining capital requirements, carrying costs, sponsor liquidity, market demand, projected stabilization, and downside protection if the business plan takes longer than expected.

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Does Fifty Stones finance hospitality, healthcare, senior housing, or other specialized assets?

Yes. Specialized commercial real estate may be considered when the sponsor or operator has relevant experience and the transaction has appropriate collateral and operating support.

These transactions may require additional review of licenses, management agreements, franchise documents, operating statements, regulatory compliance, reimbursement sources, property condition, and operator financial capacity.

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What is the typical commercial real estate loan size?

Fifty Stones generally evaluates commercial real estate financing requests between $5 million and $100 million. Actual minimums and maximums may vary based on the loan program, property type, location, leverage, and transaction structure. Larger or smaller transactions may be considered selectively when they fit our investment and underwriting criteria.

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Are your loans limited to business-purpose transactions?

Yes. Fifty Stones provides financing for commercial and business purposes. Our loan programs are not intended for consumer-purpose residential mortgage transactions or owner-occupied consumer housing.

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What loan-to-value or loan-to-cost can Fifty Stones provide?

Select transactions may qualify for leverage of up to 85% loan-to-value or up to 80% loan-to-cost. Maximum leverage is not available on every loan and should not be treated as an entitlement.

Actual leverage depends on the property’s as-is value, purchase price or cost basis, asset type, cash flow, sponsor equity, business plan, market conditions, and exit strategy. Transitional or specialized properties may require lower leverage or additional reserves.

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What are your commercial real estate loan rates?

Commercial real estate loan rates are determined individually based on loan size, leverage, property type, location, collateral quality, sponsor strength, cash flow, term, business-plan risk, and closing timeline.

Any rate shown on our website is illustrative and does not constitute an offer to lend. Final pricing is established only after Fifty Stones has reviewed the transaction and issued written loan terms.

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What loan terms are available?

Most bridge and structured commercial real estate loans are designed as short- to intermediate-term facilities. Terms may range from approximately six to 60 months, depending on the property, use of proceeds, and anticipated exit. Extension options may be available when specified in the loan documents and when the borrower satisfies the applicable extension conditions.

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Are Fifty Stones loans interest-only?

Many of our bridge and transitional loans are structured with monthly interest-only payments and a balloon payment at maturity. However, payment structures may vary based on cash flow, construction status, collateral risk, and the proposed repayment plan. Interest reserves, controlled accounts, payment escrows, or other protective structures may be required.

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Are there prepayment penalties?

Prepayment provisions are determined for each transaction. Depending on the loan, terms may include no prepayment penalty, a minimum-interest requirement, an exit fee, a declining prepayment schedule, or other negotiated provisions. All prepayment terms will be disclosed in the applicable written loan documents.

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Are personal guarantees required?

Recourse and guarantee requirements are determined individually. Depending on the transaction, Fifty Stones may require a full or limited payment guarantee, completion guarantee, carry guarantee, environmental indemnity, bad-act carveouts, or other credit support. Non-recourse structures may be considered for transactions with strong collateral, experienced sponsorship, conservative leverage, and sufficient institutional protections.

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When is an interest reserve required?

An interest reserve may be required when a property does not currently generate enough cash flow to service the proposed debt, including construction, renovation, lease-up, vacant-property, and transitional transactions. The required reserve is based on the loan amount, interest rate, anticipated project timeline, property cash flow, and an appropriate contingency period.

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What does Fifty Stones evaluate when underwriting a commercial real estate loan?

Our underwriting generally evaluates:

• Property value and purchase or cost basis

• Existing and proposed debt

• Sponsor experience and track record

• Sponsor equity, liquidity, and net worth

• Historical and projected property performance

• Construction or renovation requirements

• Market conditions and comparable properties

• Tenant and lease quality

• Requested leverage and debt-service coverage

• Legal, title, zoning, environmental, and property-condition matters

• Proposed repayment and exit strategy

We assess the full transaction rather than relying on a single metric.

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What documents are required for an initial loan review?

An initial submission should generally include:

• Transaction summary or executive overview

• Requested loan amount and proposed use of funds

• Property address and description

• Purchase contract or current payoff information

• Current rent roll and operating statements

• Sources-and-uses schedule

• Construction or renovation budget, if applicable

• Sponsor biography and relevant project experience

• Personal financial statement and real estate schedule

• Existing appraisal, valuation, title, survey, or environmental reports

• Proposed exit strategy and supporting documentation

A complete and internally consistent submission allows us to evaluate the opportunity more efficiently.

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Is a minimum credit score required?

We do not evaluate commercial real estate loans solely through a consumer credit score. Credit history remains relevant, but it is considered alongside the collateral, sponsor experience, liquidity, net worth, payment history, leverage, equity invested, and repayment strategy. Material credit issues, bankruptcies, foreclosures, litigation, tax liens, or prior defaults must be disclosed and explained.

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How quickly can Fifty Stones close a commercial real estate loan?

Many transactions can close within approximately 20 to 30 days after the parties agree on the proposed structure and all required underwriting, third-party reports, legal documents, title matters, and closing conditions are completed. Expedited closings may be considered when the sponsor provides complete information, responds promptly, and makes the property and relevant parties available for due diligence. Closing speed cannot be determined by the requested deadline alone.

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Can Fifty Stones fund an urgent or time-sensitive transaction?

Yes. We regularly evaluate transactions involving approaching acquisition deadlines, loan maturities, foreclosure dates, partner buyouts, discounted payoffs, or other time-sensitive events.

The fastest path to a decision is a complete, accurate submission with verified sources and uses, payoff information, collateral support, sponsor financials, and a clearly defined exit strategy.

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Is an appraisal required?

Most transactions require an appraisal, valuation, or other acceptable third-party collateral analysis. The scope depends on the loan size, property type, location, transaction structure, and timing.

Fifty Stones determines whether an existing report can be reviewed or transferred, or whether a new appraisal must be ordered through an approved third-party provider.

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What exit strategies are acceptable?

An acceptable exit may include a property sale, permanent bank or agency financing, construction completion financing, stabilized cash-flow refinancing, asset disposition, lot sales, or another independently supportable repayment source. The exit must be realistic within the requested loan term. A future refinancing assumption without supportable value, income, and borrower qualification is generally insufficient.

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What is the difference between a preliminary quote and a loan commitment?

A preliminary quote is an initial, non-binding indication of how Fifty Stones may approach a transaction based on the information provided. It is not an approval, commitment, or promise to fund.

A loan commitment is issued only after meaningful underwriting and remains subject to its stated conditions, documentation, due diligence, legal requirements, and the absence of material adverse changes.

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Does Fifty Stones require an underwriting or closing deposit?

Certain transactions require a deposit to cover legal work, appraisal or valuation costs, environmental and property-condition reports, underwriting expenses, documentation, and capital-reservation costs.

The amount, permitted uses, refundability, and treatment of unused funds will be described in the applicable engagement letter or commitment. Borrowers should rely only on the written deposit provisions applicable to their transaction.

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Can Fifty Stones guarantee that a loan will close?

No responsible commercial real estate lender can guarantee a closing before completing underwriting and confirming all closing conditions. Submitting an application or receiving preliminary terms does not create an obligation to lend. Our standard is certainty through preparation: when we issue a commitment, we have completed meaningful review and intend to close subject to the written conditions and continued accuracy of the information provided.

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Can Fifty Stones provide proof of funds?

Proof of funds or other evidence of capital capacity may be provided after Fifty Stones has completed an initial review, confirmed meaningful credit alignment, and verified the legitimacy and basic structure of the transaction. Proof of funds is not generally issued in response to incomplete or speculative financing requests.

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What happens after I submit a financing request?

Our team reviews the transaction to determine whether it fits our lending criteria. If there is initial alignment, we may request additional documents, schedule a call, clarify the proposed structure, and provide preliminary loan terms. If the borrower accepts the proposed direction, the transaction proceeds through engagement, underwriting, third-party due diligence, legal documentation, commitment, and closing.

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Does Fifty Stones work with commercial mortgage brokers?

Yes. We work with experienced commercial mortgage brokers, debt advisors, and referral partners throughout the United States. We value brokers who provide complete information, set realistic expectations, and remain actively involved throughout underwriting and closing.

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How does Fifty Stones protect broker relationships?

We respect properly disclosed and documented broker relationships. Broker participation, compensation, and transaction-specific protections should be established in writing at the beginning of the engagement. We do not use a broker’s introduction to intentionally circumvent the broker or interfere with a properly documented client relationship.

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How should a broker submit a commercial real estate loan?

Brokers should first complete our broker-registration process and then submit the transaction through the designated loan-submission channel. A strong submission should include the requested loan amount, use of proceeds, property information, existing debt, sponsor background, financial performance, capital invested, timing requirements, and proposed exit. Organized submissions receive faster and more meaningful credit feedback.

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Discuss a Commercial Real Estate Financing Request

If you are seeking a commercial real estate bridge loan, acquisition loan, construction loan, refinance, mezzanine facility, or special-situation financing, submit your transaction for preliminary review.

Please provide complete and accurate information so our team can evaluate the property, sponsor, requested structure, and closing requirements efficiently.

Submit a Financing Request
Register as a Broker
Speak With Our Lending Team

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Important Notice

These frequently asked questions are provided for general informational purposes only. They do not constitute financial or legal advice, an offer to lend, a loan approval, a commitment, or a promise to provide financing. All financing is for qualified commercial or business-purpose borrowers and is subject to underwriting, due diligence, valuation, legal review, documentation, lender approval, fees, closing conditions, and the continued accuracy of all information provided.