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美国投资移民 合伙直投和个人自投EB-5项目

回复: 合伙直投和个人自投EB-5项目

黑马和投资者应该听说过这些吧:

都市广场项目重点基建项目的HUD220贷款、有巨无霸超市的20年长期租约、酒店的长期合约(现金流),卖掉公寓楼还钱也绰绰有余。。。。再融资方案很多。
绿谷医院因为医疗紧缺地区的 HUD242贷款、传统商业融资、市政债券。。。。
渔人码头项目楼盘建成完工,政府将直接支付1.02亿美元补贴,补贴是无需提供租赁或税收收入等证明,只要楼盘完工,拨款就会到账。。根据合同这些补贴将优先支付给EB-5投资者。

。。。。。。

有的项目规定,在EB-5没有得到足额分配之前(Saving Pool),项目方或者运营方是不能得到任何分配的.

一般的商业地产项目前期确实从银行融资有难度,但是有了EB-5做低息的夹层贷款,项目本身的价值有了质的提高,建成后有了稳定的现金流,再根据Loan to Value,获得贷款就简单多了。
 
回复: 合伙直投和个人自投EB-5项目

黑马和投资者应该听说过这些吧:

都市广场项目重点基建项目的HUD220贷款、有巨无霸超市的20年长期租约、酒店的长期合约(现金流),卖掉公寓楼还钱也绰绰有余。。。。再融资方案很多。

绿谷医院因为医疗紧缺地区的 HUD242贷款、传统商业融资、市政债券。。。。
渔人码头项目楼盘建成完工,政府将直接支付1.02亿美元补贴,补贴是无需提供租赁或税收收入等证明,只要楼盘完工,拨款就会到账。。根据合同这些补贴将优先支付给EB-5投资者。

。。。。。。

有的项目规定,在EB-5没有得到足额分配之前(Saving Pool),项目方或者运营方是不能得到任何分配的. (这个协议只适用到区域中心,区域中心得到5%的利息收入,给投资人1%,没有别的东西可分配的。 酒店方或商场方付5%的利息给区域中心,其他的利润是酒店和商业的,和区域中心无关了。人家愿意怎样分配都可以。 借贷型的项目,投资人要分清 saving pool所针对的对象,不要被花言巧语了。)

一般的商业地产项目前期确实从银行融资有难度,但是有了EB-5做低息的夹层贷款,项目本身的价值有了质的提高,建成后有了稳定的现金流,再根据Loan to Value,获得贷款就简单多了。

HUD 220是经济型公寓的贷款政策,
HUD 242是医院项目的政府贷款优惠政策
HUD 232是养老院和护理中心的政府贷款优惠政策。

政府没有优惠政策给酒店和商场这里项目。有了eb-5夹层贷款(就是给项目方垫背贷款),替项目方增加投入,降低loan to value,才让项目方得到第一顺位的银行商业贷款或债券借款。eb-5实际是小二,小三地位的还款,再融资的难度绝对比第一位的银行贷款或债券借款难多了。 只有项目未来增值,新的loan to value的价值可以让第一顺位的银行贷款包括进eb-5的投资,项目方才能从银行拿出钱来,退款给eb-5的资金。在现今的经济环境了,商业地产的增值空间是非常难预测的,也就造成5年后区域中心是否能拿到还款给投资人的风险。如果市场不好,项目的收入不佳,loan to value没有改变,eb-5这个小三夹层贷款就不可能靠银行再融资,退款给区域中心和投资人了。

只有100%eb-5融资的项目,eb-5的投资人才是第一顺位的。再融资才是最有保证的。5年后按loan to value来从银行再融资退eb-5资金给投资人。



 
回复: 合伙直投和个人自投EB-5项目

区域中心EB-5的资金借给酒店或商场开发商作为夹层贷款,5年后期望还钱。实际上,区域中心期望酒店或商场开发商能在项目建成营业后,酒店或商场开发商能够再融资,把eb-5的钱退出来。这个再融资退钱,在贷款行业中叫CASH OUT REFINANCE。

CASH OUT在前几年地产火热的时候是非常普遍,时髦的。不管是住宅贷款还是商业贷款,通过CASH OUT,地产的owner把资产当做ATM提款机, 提出现金后,可以用来还掉以前的债务,也可以做别的投资消费。

资产做CASH OUT的前提是资产一定有可观的升值。 没有可观的升值,loan to value的变动不大,是无法做CASH OUT. 前几年美国地产的泡沫和CASH OUT的普遍性也有一定的关系。现在CASH OUT几乎是绝迹了。不管是商业地产,还是住宅地产,在现在的经济环境下,地产价值都在下跌,酒店,商场的收入能够偿付商业银行的mortgage贷款就已经算好的了。

做夹层贷款的区域中心要有非常丰富的地产贷款经验,才能保证5年后能收回投资, 这个游戏不是涉世新手玩的(eb-5这行业,谁不是新手呢?)。夹层贷款属于高风险贷款,美国投资人一般要求汇报率在20%-30% (区域中心只要求5%-8%?)。


Since mezzanine financing is usually provided to the borrower very quickly with little due diligence on the part of the lender and little or no collateral on the part of the borrower, this type of financing is aggressively priced with the lender seeking a return in the 20-30% range.

Read more: http://www.investopedia.com/terms/m/mezzaninefinancing.asp#ixzz25sWglord
 
回复: 合伙直投和个人自投EB-5项目

2011年 夹层贷款的平均利率为14%,这种情况下,贷款方几乎没有弥补本金损失的空间。再2005-2007年前,夹层贷款的利率再18-20%之间。

Middle market: Mezzanine shops look to co-equity to fortify returns
Kelly Thompson, Contributor

With more capital than deals floating around in 2012, mezzanine investors are stumbling over themselves to book business. Mezz players also are facing heavy competition from banks, which are underwriting senior stretch once again, as well as unitranche providers, which like to tout their easy “one-stop shop” approach.

As a result, mezzanine shops have watched the free equity that comes with warrants melt away as sponsors pit investors against each other. Instead, mezzanine shops are juicing their returns with co-equity and are ponying up a portion of the check upfront.

“Warrants have not been around for a while, at least in sponsored deals,” said one Chicago-based banker. “Most mezz guys try to get 10-15% of the mezzanine amount in an equity co-invest,” he notes, or about $2-3 million of co-invest on a $20 million mezzanine ticket.

The co-equity component which sponsors prefer because it doesn’t dilute their ownership stake helps prop up spread compression in the mezzanine market as these lenders battle competition from all sides. That includes even the high-yield market, where last week Norbord, a business with $53 million in EBITDA, printed $165 million of senior secured notes at 6.25%. Granted, Norbord is an atypical bond deal, as the notes have a short three-year maturity.

Lenders say mezzanine spreads have fallen below 14% all-in, leaving funds little room for write-offs or principal loss. Prior to the senior lending boom in 2005-2007, mezzanine rates hovered closer to 18-20% all-in.

CEPRES, a European provider of private equity data, this month reports that 2011 pricing for mezzanine debt in North America averaged 11% cash-pay and 3% pay-in-kind, or 14% all-in, based on nearly 3,400 transactions. In 2010, the average was 10% cash-pay/3% PIK, the same level seen in 2007, the firm reports. 2011年夹层贷款的市场平均利率为14%

By comparison, pricing for middle-market institutional loans currently averages 7.8% all-in (L+585, 1.38% LIBOR floor, 98.5 issue price), with second-lien pricing ending 2011 at about 11.8%, according to LCD. Unitranche debt is being pitched at 8.5-11%, depending on the deal, bankers say.

“Mezz performs best in an active frothy market as a good replacement for equity,” notes another banker at a Chicago-based shop. But when deal flow can’t keep up with appetite, senior lenders end up gobbling more of the pie.

In May, senior debt accounted for the bulk of middle-market financing tracked by LCD, with senior leverage averaging 4x against a 4.3x total multiple. Compare that to a more difficult market two years ago, in May 2010, when senior lenders were extending just 3x leverage, on average, against a total multiple of 3.6x.

Despite recent stock volatility that has lifted spreads, market tone generally is viewed as strong. “The high-yield market is robust, and plenty of lenders have capital,” says one mezzanine lender.

Bankers say some new business is being pitched within the realm of 5x. In fact, the LBO financing for Henry Co. that launched last week features first-lien leverage of 3.6x and a total multiple of 4.9x through a second-lien term loan, according to sources. The second-lien is talked at L+900, with a 1.75% LIBOR floor and a to-be-determined OID.

Until liquidity begins to dry up again, mezz investors can expect to keep battling competitors from all angles at tight rates. Kelly Thompson
 

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