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Fixed rate and floating rate funding to 85% LTV for stabilized multifamily; 75% for commercial in a debt + mezz structure from a single capital provider. This mezz lender will fund the entire cap-stack from their balance sheet, then syndicate the senior note to either a CMBS originator or a regional bank post-close for an all-in coupon typically in the low 5% range for 10 year money. Transactions may be as short as three years for flexible prepayment options. Fundings will range from $15,000,000 to $50,000,000 and are non-recourse beyond standard carve-outs. This fund has executed with 17 separate Wall Street and Portfolio lenders. Cash flow at close must support a 1.10 dcr or better.