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Capital Structures

Five structures.
Every deal.

We structure commercial and residential real estate acquisitions using five institutional-grade capital frameworks. Each is built for a specific seller profile — ranging from rapid-close certainty to maximum-proceeds patience capital.

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Flagship Strategy

Stack Method

Upfront cash. Preferred equity. Balloon refinance.

Our signature two-stage structure combines a significant cash payment at close, an ongoing preferred equity income stream, and a balloon refinance at year five — engineered to maximize seller net proceeds while delivering institutional certainty.

Ideal For

  • Commercial assets $3M+ with embedded equity
  • Sellers seeking maximum net proceeds vs. a taxable full exit
  • Owners willing to carry partial paper for 3–5 years

How It Works

  1. 01
    Stage One — Capital Injection

    A significant cash payment is wired to the seller at close, sized against verified equity and the agreed structure.

  2. 02
    Stage Two — Preferred Equity Payments

    The seller receives an ongoing preferred equity income stream above market for the defined term.

  3. 03
    Stage Three — Balloon Refinance

    At year five we execute a balloon refinance, retiring the carried balance in full.

Seller Benefits

  • Maximum seller net proceeds vs. a brokered sale
  • Immediate significant cash payment at close
  • Ongoing preferred equity income above market
  • Attorney-drafted documentation and title insurance
Income Generation

Seller Financing

Convert equity into a monthly income stream.

Traditional seller financing restructured with institutional discipline. UR Creative Solutions assumes operating responsibility while the seller carries the note, collecting secured monthly payments with potential tax deferral.

Ideal For

  • Owners of free-and-clear or lightly-levered assets
  • Sellers seeking tax deferral via installment treatment
  • Income-motivated principals prioritizing cash flow

How It Works

  1. 01
    Structured Note

    A promissory note is drafted with a competitive rate, term, and amortization matched to seller objectives.

  2. 02
    Secured Collateral

    The note is secured by a first-position lien on the asset, recorded and title-insured.

  3. 03
    Clean Servicing

    A professional third-party servicer manages payments, statements, and reporting.

Seller Benefits

  • Steady monthly income stream
  • Potential tax deferral via IRS installment sale
  • Competitive interest rate returns
  • Flexible payment term structures
Rapid Close

Subject-To

Existing financing in place. Seller liability protected.

For sellers who need speed and certainty, Subject-To acquisitions preserve the existing mortgage while UR Creative Solutions assumes all operating and servicing responsibility — tax payments, insurance, maintenance, and monthly debt service.

Ideal For

  • Sellers facing timeline pressure or life events
  • Properties with favorable legacy interest rates
  • Owners seeking to exit without triggering a refinance

How It Works

  1. 01
    Title Transfer

    Title transfers to our acquisition entity while the underlying loan remains in place.

  2. 02
    Servicing & Protection

    We assume debt service, taxes, insurance, and maintenance under a documented liability-protection protocol.

  3. 03
    Performance Guarantees

    Contractual performance guarantees and monitoring protect the seller through loan payoff.

Seller Benefits

  • Preserve favorable existing interest rates
  • Immediate closing without refinance delays
  • No qualifying or credit requirements
  • Complete seller liability protection protocol
Exclusive · Value-Add · $10M+

1-Year Seller Financing

Short-term paper for high-cap-rate value-add plays.

A specialized 12–24 month seller-financed structure for large value-add opportunities above $10 million. Sellers retain first-position security with a defined short-term payoff while UR Creative Solutions executes the reposition and permanent refinance.

Ideal For

  • Value-add properties with proforma cap rates of 12%+
  • Commercial assets $10M+ or portfolio / package deals
  • Sellers willing to carry short-term first-position paper

How It Works

  1. 01
    First-Position Security

    The seller holds a first-position note for the full carried balance, recorded and title-insured.

  2. 02
    Reposition Window

    Over 12–24 months we execute the value-add business plan — leasing, capex, and NOI growth.

  3. 03
    Take-Out Refinance

    A permanent refinance retires the seller note in full at maturity.

Seller Benefits

  • Seller maintains first-position security
  • 12%+ proforma cap rate underwriting requirement
  • Note payoff within 12–24 months
  • Portfolio and package deals welcomed
Comprehensive Solution

Wrap Mortgages

A single new note wrapping existing debt.

A single new all-inclusive note is created wrapping the underlying mortgage, providing full legal compliance, comprehensive disclosures, and transparent professional servicing. Designed for cases where the existing loan must remain undisturbed.

Ideal For

  • Owners with below-market underlying debt
  • Transactions requiring regulatory clarity over unrecorded assumptions
  • Structures where full disclosure to the underlying lender is appropriate

How It Works

  1. 01
    All-Inclusive Note

    A new note is written that wraps the underlying balance plus the seller’s equity position.

  2. 02
    Professional Servicing

    A licensed servicer collects on the wrap and remits to the underlying lender on schedule.

  3. 03
    Full Disclosure

    Comprehensive disclosures and compliance documentation are executed by all parties.

Seller Benefits

  • Simplified single-note structure
  • Full legal compliance and disclosures
  • Transparent payment processing
  • Professional third-party servicing included

Not sure which structure
fits?

Submit your property details and our acquisitions team will reply with a preliminary term sheet — typically within 72 hours.

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