By Anthony Grasso, Mission Global

For over 30 years two federal laws, the Truth in lending Act (TILA) and the Real Estate Settlement Procedures Act (RESPA) have required lenders to provide two separate disclosure forms to consumers applying for mortgage loans, at or before closing.  These disclosures had overlapping information and inconsistent language that consumers found to be confusing. In 2015, the Consumer Financial Protection Bureau (CFPB) integrated the mortgage loan disclosures under TILA and RESPA, currently known as the TILA-RESPA Integrated Disclosure rule (TRID).

Since TRID’s inception, lenders have expressed difficulty selling TRID loans on the secondary market due to investor concerns over potential liability for minor errors. The CFPB stated that enforcement efforts in the beginning were focused more on lenders making good faith efforts to comply with the new rules; however, investors’ concerns on the other hand revolved around potential statutory and assignee liability.   TRID loans have undergone strict reviews by regulators and due diligence providers with high error rates in the first year and a half since inception.  Initially it was reported that over 90 percent of the loans reviewed contained TRID errors.

Industry participants have interpretative disagreements with various aspects of the law, and TRID loans are scrutinized more closely as they make their way through securitizations.  Lack of regulatory cures and out-of-date statutory cures remain key issues. Regulatory cure provisions under Regulation Z only provide cures for non-numeric clerical errors and increases in closing costs. They lack the cure provisions for numerical clerical errors that cause liability concerns inhibiting secondary market investors from purchasing TRID loans initially deemed out of compliance.

The statutory cure provision resides in Section 130(b) of the Truth in Lending Act (TILA) that protects the lender, or assignee of the loan, from liability.  The cure provisions in 130(b) are outdated, and focus primarily on refunding under-disclosed APRs and finance charges. However, 130(b) cure provisions are currently utilized on numerical errors that cannot be cured through the regulatory cure mechanism.  Due Diligence firms have started using 130(b) cure provisions on numeric TRID violations that have “potential statutory liability” to cure incurable unsaleable loans.  It is ultimately left up to the investors to either accept the Section 130(b) cures for numerical clerical errors on TRID loans, or have them remain incurable saleable loans. Industry participants and due diligence firms have started to adopt the 130(b) cure provisions in their loan reviews.

The CFPB recently issued TRID 2.0 final rules that have updated TRID regulations that become mandatory on October 1, 2018.  The CFPB clarifications should put to rest many of the interpretative disagreements with the law to allow market participants and Due Diligence firms to be more aligned in their compliance reviews. Some of the significant changes with TRID 2.0 include clarification of no tolerance fees, construction loan disclosures, written provider lists, re-disclosures after rate lock, and cost reductions after initial LE.  For the most part, overall reaction to these changes has been positive because the CFPB addressed many uncertainties in the original rule that pertained to assignee liability.  However, others in the industry have been disappointed that additional cure provisions for violations were not included.

Mission Global delivers custom solutions to our clients for TRID reviews by leveraging our deep transactional experience, proprietary technology, subject matter expertise and best-in-class talent.  Click here to learn more.

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Interim financing will enable developer to complete construction, ramp property occupancy

Mission Capital Advisors today announced that its Debt and Equity Finance Group structured $18.5 million of non-recourse bridge financing for The Falls, a 116-unit luxury apartment community located in Hudson, New York. The loan, which was provided by Walker & Dunlop, will retire the existing construction loan and will provide the sponsor with additional proceeds to complete construction of the community. The Mission Capital team of Rob Beyer, Ari Hirt, Steven Buchwald, Alex Draganiuk, David Behmoaras and Justin Hunt secured the financing on behalf of JMS Construction.

JMS acquired the 22-acre property – formerly the Greenport Elementary School – in 2015, with plans to redevelop it into the region’s premier luxury apartment community. When complete, the community will comprise four interconnected buildings, featuring indoor and outdoor pools, a full fitness center, walking trails, wine cellar, a spinning/yoga studio, a 30-seat movie theater, event space and a first-class spa complete with sauna, steam room and salt room.

“The Falls will be the premier residential community in the region; however, the lack of comparable product was something of a challenge,” said Beyer. “In recent years, Hudson has become a popular weekend retreat for New Yorkers, and many empty nesters have begun eyeing the area as a potential relocation spot because of its vibrant arts and culture scene and the accessibility it offers to New York City and Albany. By stressing the area’s increasing allure, we were able to attract numerous non-recourse bids for the sponsor, ultimately securing an attractive loan from Walker & Dunlop.”

Added Hirt: “There is a considerable amount of bridge capital in the market, and we were able to communicate the project’s short path to stabilization, which enabled us to generate strong lender interest. The sponsor was looking for interim financing as they complete construction and ramp up occupancy, and we structured a favorable deal with Walker & Dunlop that will enable JMS to secure a permanent loan once the property is stabilized.”

JMS is a family-owned real estate developer and owner based in Hudson. The firm owns nine apartment properties in the area, including two in Hudson, and will oversee The Falls’ leasing and management. Notably, the company’s corporate office is located on-site at The Falls.

Mission Capital Advisors has a strong pipeline of activity and is extremely active in arranging financing for office, industrial, multifamily, retail and self-storage properties across the country.

Mission Capital Advisors secures $18.5M for The Falls in Hudson, NY

October 18, 2017

Mission Capital Advisors Debt and Equity Finance Group structured $18.5 million of non-recourse bridge financing for The Falls, a 116-unit luxury apartment community in Hudson, New York.

The loan, which was provided by Walker & Dunlop, will retire the existing construction loan and will provide the sponsor with additional proceeds to complete construction of the community.

The Mission Capital team of Rob Beyer, Ari Hirt, Steven Buchwald, https://www.missioncap.com/team/?member=adraganiuk, David Behmoaras and https://www.missioncap.com/team/?member=jhunt secured the financing on behalf of JMS Construction.

JMS acquired the 22-acre property – formerly the Greenport Elementary School – in 2015, with plans to redevelop it. When complete, the community will comprise four interconnected buildings, featuring indoor and outdoor pools, a fitness center, walking trails, wine cellar, a yoga studio, movie theater, event space and a first-class spa complete with sauna, steam room and salt room.

Read Full Artical

$19M to Finish Construction in Hudson, NY

October 18, 2017

Mission Capital Advisors Debt and Equity Finance Group structured $18.5 million of non-recourse bridge financing for The Falls, a 116-unit luxury apartment community in Hudson, New York.

The loan, which was provided by Walker & Dunlop, will retire the existing construction loan and will provide the sponsor with additional proceeds to complete construction of the community.

The Mission Capital team of Rob Beyer, Ari Hirt, Steven Buchwald, Alex Draganiuk, David Behmoaras and Justin Hunt secured the financing on behalf of JMS Construction.

JMS acquired the 22-acre property – formerly the Greenport Elementary School – in 2015, with plans to redevelop it. When complete, the community will comprise four interconnected buildings, featuring indoor and outdoor pools, a fitness center, walking trails, wine cellar, a yoga studio, movie theater, event space and a first-class spa complete with sauna, steam room and salt room.

Read Full Article

The Commercial Observer featured a Q&A with Mission Capital’s Jordan Ray.

Jordan Ray is the principal of Mission Capital’s debt and equity finance group, where he oversees business development, strategy, placement and execution of real estate capital. His responsibilities also include sourcing and executing loan sales across the U.S. Most recently, the brokerage arranged $20 million in equity for 146 rent-regulated condominium units at 733 Amsterdam Avenue on the Upper West Side.

 

View the full publication here: [PDF]
View the Q&A directly here: [PDF]

Jordan Ray

PRINCIPAL OF THE DEBT AND EQUITY FINANCE GROUP AT MISSION CAPITAL

By Guelda Voien

Jordan Ray is the principal of Mission Capital’s debt and equity finance group, where he oversees business development, strategy, placement and execution of real estate capital. His responsibilities also include sourcing and executing loan sales across the U.S.Most recently, the brokerage arranged $20 million in equity for 146 rent­ regulated condominium units at 733 Amsterdam Avenue on the Upper West Side.

Commercial Observer: Tell us about your start at Mission Capital.
Jordan Ray: When I came to Mission, it was 2009, and the world was ending. A great friend and ex-colleague of mine had joined Mission first because he knew David Tobin (principal of Mission Capital] from years back.
I was invited to join and sell loans but ultimately started financing deals when the mar­ket came back again. I walk into this office at 584 Broadway, and it’s 2oo feet creaky wood floors and a bunch of people sitting around a trading desk with five monitors. I came from a brokerage business where I would fight every five years to get a 15-inch monitor upgrade, as a half-nerd-well, a full nerd actually. But I came into the office, and there was just this buzz. Selling distressed loans in a downturn is a good business.
Commercial Observer: How does Mission’s business differ from other brokerages?
Jordan Ray: What Mission did before joined was make the decision to invest time and money to build out existing technology. When you’re selling large pools-we’d sell half-a-billion-dollar pools of $2 million to $3 million dollar credits throughout the Midwest and the southwest­ there are a lot of loans and 20 to 30 investors looking at each one. It’s a really hard set of data to manage-you can’t really do that in Excel. Mission embraced [customer relation­ ship management platform] Salesforce and brought in data analysts, and we have a also have a chief investment officer, Peter Shankar. What other small brokerage firm has a CIO, right? So to be able to build out layers on top of Salesforce that we use to track investors on every transaction…looked at this, and I was like, “Wow, I was doing mortgage distribu­tions in Excel and sending around a spread­ sheet [previously]!”
So it’s not groundbreaking, but large orga­nizations don’t have the ability to make these changes in our business. While they’ll always do a lot of business in our market because they control the investment sales market, we’ve been really good at carving out a niche as strong play­ers in the hospitality business and the construc­tion side of the business, as well as storage deals and transitional stuff. When we get in there we stick, because people like our process and how we think about things. We may bolt on invest­ment sales people at some point, but for now we’re growing the hub and spoke mentality of bringing in business from multiple places.
Commercial Observer: Is the majority of your business in New York?
Jordan Ray: New York City is a huge place, and there are lots of worthy competitors here. But if you go to Seattle, Los Angeles,Chicago,I can’t really say the same thing.We’ve always done a ton of business in south Florida.We probably havedone more vol­ ume there than people who work there,and weare going to open a Miami location soon.We’re trying
to do the same in Chicago-we’ve done so many hotels and apartments there and we follow the equity investors there. In L.A. we have an office in Newport Beach, but we’re actually going to open a Santa Monica office in the next few months.
What is the office work environment like? We all come from places that are classic bro­kerage environments. This industry is rife with internal competition-some would argue that’s a good thing because it makes everyone fight for business and get off their ass and go get it, but we’re not those some. Where everything is shared from business devel­opment efforts to execution of transactions. You can have an office here if you want one, but most people don’t. They want to be in the mix and in the flow. We have these little (conference) call rooms and I float in and out with my laptop.Now and again I have this Steve Harvey stick [with a photo of Steve Harvey] that I hold up…Did you ever read the article about when he basically told his staff to fuck off? The internet was in uproar about how rude he was. Steve Harvey [sent a memo to his talk show staff telling them) to leave him alone when he was backstage. We all have one here, and if my Steve Harvey stick is up, it means go away. People will come up to me at anytime, unless my Steve Harvey stick is up (laughs].
Commercial Observer: How many people work for Mission at this point?
Jordan Ray: We’re 30 on the finance side, 30 on the commer­cial loan side plus another 20 in the company on the residential and Mission Global side.I’m on the financing side exclusively.
Commercial Observer: What’s next for Mission? How do you keep your edge?
Jordan Ray: Unless Amazon gets into the mortgage broker­ age business, I don’t expect the big national [brokerages] to change their business overnight and say we’re going to have a centralized [system] and teach 6s-year-olds who make decisions over there how to use Salesforce-it’s just not going to hap­pen. So there’s a lot of runway to grow our mar­ket share.

COMMERCIALOBSERVER.COM

SEPTEMBER 20, 2017

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ABC Properties received $20 million in equity finance to help pay for its purchase of 146 rent-regulated condominiums at 733 Amsterdam Ave., a luxury residential property in Manhattan. Mack Real Estate Credit Strategies also provided the buyers with a $55-million acquisition loan.

“Our client, Myles Horn of ABC Properties, was seeking to acquire this well-appointed property with significant upside, and we were able to run an exclusive JV equity process in a very short timeframe to bring in a partner that would enable him to move forward with the transaction,” stated Jeff Granowitz, managing director with Mission Capital Advisors, which represented ABC Properties in the equity transaction.

Constructed in 1971, the property — which is also identified as 175 W. 95th St. — is a 27-story, 229-unit multifamily building. In 2015, the seller, Starrett Corp., converted the building to condominiums and embarked on a significant capital improvements campaign. Since then, more than 80 of the condominiums have sold.

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Mission Capital arranges financing for Manhattan condo buyout

September 7, 2017

Mission Capital Advisors has arranged $20m of equity financing for the acquisition of 146 rent-regulated condominiums at 733 Amsterdam Avenue, a luxury multifamily property on Manhattan’s Upper West Side. The equity, provided by Meadow Partners, joins a $55m acquisition loan provided by Mack Real Estate Credit Strategies to buyer ABC Properties.

Jason Parker and Jeff Granowitz, managing directors of Mission Capital’s Debt and Equity Financing Group,represented Myles Horn of ABC Properties in establishing the joint venture partnership, which purchased the building from seller Starrett Corp. “Operating partners in real estate typically leverage their expertise to get joint venture equity partners looking to place money behind seasoned operators,” said Parker.

Constructed in 1971, the property – which is also identified as 175 West 95 Street – is a seven-story, 229-unit multifamily building and was last renovated in 2015, when Starrett converted the building to condominiums. As part of that push, the seller embarked on a significant capital improvements program, which included refreshes to the entryway, terraces, and common areas.

As part of ABC’s capital improvement plan, the firm plans to acquire, renovate, and convert the remaining rental units to luxury condos. “ABC will go about the process of trying to get apartments vacant through buyouts, secondary offerings and normal turnover. Upon vacating apartments, ABC will improve each unit with luxury upgrades and sell at market prices,” said Granowitz.

Parker added that the acquisition was made at a substantial discount due to the uncertainty that comes with executing a conversion. According to published reports, Starrett had initially marketed the units for more than $105m. “You never know how long it will take to turn the units,” he said. “That’s where Myles’ expertise comes in, in running this day-to-day process.”
In a separate transaction in the first quarter of 2017, ABC Properties purchased a $25m non-performing loan secured by the co-op shares relating to 262 apartments at Skyview on the Hudson in Riverdale, N.Y. Mission Capital advised the loan’s seller in that deal. “Mission had a great experience with ABC on both transactions,” Parker added. “Myles and ABC have consistently been able to execute their value-add business plan and unlock the hidden potential of condominium properties.”

See original article at:

Mission Capital Arranges $20M Equity Stake for Upper West Side Condos Buy

August 29, 2017

Mission Capital has arranged $20 million in equity for 146 rent-regulated condominiums at 733 Amsterdam Avenue on the Upper West Side, Commercial Observer can first report.

SEE ALSO: Flower Power: The Life and Times of Lotus Capital Partners’ Faisal Ashraf
The equity injection was provided by Meadow Partners, according to a source familiar with the deal, and was provided in addition to $55 million in debt from Mack Real Estate Credit Strategies, for a total investment of $75 million.

Jason Parker and Jeff Granowitz, managing directors of Mission Capital’s debt and equity finance group, arranged the transaction on behalf of investor and developer Myles Horn of ABC Properties, who sourced the deal on the 229-unit Axton building condos. Horn then brought in Mission Capital to find a joint venture partner, a source with knowledge of the deal told CO.

“Our client, Myles Horn of ABC Properties, was seeking to acquire this well-appointed property with significant upside, and we were able to run an exclusive [joint venture] equity process in a very short timeframe to bring in a partner that would enable him to move forward with the transaction,” Granowitz said in prepared remarks.

A spokeswoman for Horn and ABC Properties declined to comment on the transaction, and Mission Capital declined to comment beyond the release on the details of the financing.

“Myles and ABC have consistently been able to execute their value-add business plan and unlock the hidden potential of condominium properties,” Parker said in prepared remarks. “This is a trophy-type property in one of New York’s most attractive neighborhoods, and Myles recognized the significant potential that this condo package presented.”

Meadow purchased the condos for a discounted $61.3 million from lister Starrett Corp. earlier this month, property records show, using the Mack Real Estate Credit Strategies’ $55 million loan to finance the acquisition. Meadow acquired the units at a near 40 percent discount as Starrett had initially asked for more than $105 million when the block hit the market last year, according to The Real Deal.

Listing broker Mark Zborovsky declined to comment on either transaction.

The 28-story rental building, which has an alternate address of 175 West 95th Street, was constructed in 1971. Starrett converted the property into a multi-family condominium in 2015, and went to work with renovations that include a revamped entryway, terraces and common areas, according to information from a news release detailing the transaction. The building also features a 24-hour concierge, a new fitness center, a children’s play space and a lounge.

ABC Properties has planned additional capital improvements to both common areas and apartment interiors.

Officials at Starrett Corp. did not immediately return a request for comment. A spokeswoman for Meadow Partners declined to comment on the deal.

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