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TGE Logo Tri-Global Equities

Vetted Deal Flow. Structured for Serious Capital.

Tri Global Equities works with lenders, debt funds, private capital groups, and investors seeking well-structured real estate opportunities. We source, package, and present scenarios with a focus on execution, collateral, timeline, and real underwriting logic so capital partners can review opportunities more efficiently and deploy with greater confidence.

$100M+ in deal volume structured • 48-72 hour feedback • Nationwide lending relationships
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$100M+

in deal volume structured

24–72 hours

initial underwriting feedback

Asset-Based

approvals (not just credit-driven)

Direct Lender

and private capital nationwide

We are not a retail mortgage platform. We operate as a capital intermediary focused on execution — structuring deals that get approved, not just quoted.

We focus on execution – not just approvals.

How Deals Actually Get Approved

Most deals don't fail because they are bad – they fail because they are structured incorrectly or submitted the wrong way.

Why Deals Fail

  • –Overleveraged loan requests
  • –Unrealistic property valuations
  • –No clear exit strategy
  • –Incomplete or disorganized submissions

What Lenders Look At

  • –Loan-to-value based on real comps
  • –Cash flow or exit viability
  • –Property condition and marketability
  • –Borrower experience and execution

What Gets Deals Approved

  • –Clear numbers (value, rent, budget)
  • –Realistic leverage
  • –Defined exit strategy
  • –Complete and accurate information

We structure deals based on how lenders actually underwrite them – not how they look on paper.

Submit Your Deal

We focus on execution – not just approvals.

Capital Markets Education

Understanding the Capital Stack

Modern real estate transactions are financed through multiple layers of capital — each carrying its own risk profile, repayment priority, and return expectation.

Priority of Repayment
01
Paid First — Lowest Risk
Senior Debt
First-lien secured position against the asset. Priority claim in all repayment and liquidation scenarios. The foundation of every institutional capital structure.
60–65%Max LTV
8–12%Return Target
1st LienPosition
LowestRisk Profile
● Institutional Grade
02
Paid Second — Moderate Risk
Bridge & Mezzanine
Subordinate debt behind senior lenders. Provides gap financing between senior debt and equity. Used in value-add, transition, and construction scenarios requiring flexible capital.
65–80%Max LTV
12–18%Return Target
2nd LienPosition
ModerateRisk Profile
● Flexible Capital
03
Paid Third — Elevated Risk
Preferred Equity
Structured equity with debt-like characteristics. Preferred return distributions before common equity participates. Bridges the gap between debt and sponsor equity in complex deals.
80–90%Max LTV
15–22%Return Target
PreferredEquity Position
ElevatedRisk Profile
● Hybrid Structure
04
Paid Last — Highest Risk & Reward
Sponsor Equity
The sponsor’s “skin in the game.” Absorbs first losses and receives residual profits after all senior obligations are satisfied. The highest-risk, highest-upside position in the stack.
90–100%LTV Range
20%+IRR Target
CommonEquity Position
HighestRisk Profile
● Residual Returns
Lower Risk
Lower Return
Senior Debt
Mezz
Pref. Equity
Equity
Higher Risk
Higher Return
STRUCTURED PRIVATE CREDIT

Loan Programs Built for Execution — Not Just Approval.

Most real estate transactions do not fit inside a bank's approval matrix. Property condition, entity structure, timeline pressure, asset type, borrower complexity — any one of these can disqualify a deal from conventional financing. Tri-Global Equities structures capital solutions around the deal, not around a formula. Below is how we approach each scenario.

$2B+
Capital Access Network
48hr
Initial Decision Turnaround
100%
Collateral-First Underwriting
8
Active Financing Programs
THE PROBLEM

Why Banks Pass on Viable Deals

Conventional lenders underwrite to formulas. When a deal's reality falls outside the formula, the deal fails — not because the asset is weak, but because the system isn't designed to handle complexity.

Property is vacant, transitional, or mid-renovation

Borrower is self-employed or income doesn't document conventionally

Entity structure is an LLC, trust, or foreign national vehicle

Timeline is shorter than standard 45–60 day bank processing

Asset type falls outside residential or stabilized commercial categories

Previous credit event — workout, forbearance, or modification

THE LENS

What Private Lenders Actually Underwrite

Private lending separates the asset question from the borrower question. Both matter — but neither automatically disqualifies the other. Here is the actual underwriting framework.

Asset quality, location, and realistic current or forward value

Exit strategy — sale, refinance, or stabilization — and its credibility

Loan-to-value and loan-to-cost relative to the exit, not the start

Borrower track record with comparable asset types and deal sizes

Capital stack structure and whether the debt layers make sense

Market conditions and demand for the asset's intended use

THE SOLUTION

What Gets Complex Deals Approved

Complex deals close when the right capital source reviews them with the right framework. These are the factors that move a deal from declined to approved in private lending.

Strong asset position — quality collateral with a defensible value

Clear, credible exit within a realistic timeframe

Appropriate leverage — LTV or LTC that reflects actual risk

Experienced sponsorship — track record with the asset class

Clean title and no unresolvable lien or encumbrance issues

Organized documentation submitted at the start, not mid-process

01
SHORT-TERM DEBT

Bridge Loans

Bridge financing closes the gap between where a deal is today and where it needs to be. Whether you're acquiring an asset ahead of permanent financing, stabilizing a property before a refinance, or executing a time-sensitive purchase, a bridge loan provides the capital and timeline flexibility that banks simply cannot.

IDEAL BORROWERInvestors, operators, developers requiring speed
TYPICAL USE CASEAcquisition, stabilization, repositioning
COLLATERAL FOCUSAs-is asset value with forward-looking exit
RISK PROFILEModerate — tied to asset quality and exit clarity
COMMON EXITRefinance into permanent or sale
EXECUTION ADVANTAGE

Bridge loans move where banks can't. We don't require stabilized occupancy, two years of operating history, or a borrower profile that fits a conventional template. If the asset makes sense and the exit is credible, we can structure around the complexity. Most bridge scenarios receive an initial read within 48 hours and can close in 14–21 days.

02
INCOME-BASED DEBT

DSCR Loans

Debt Service Coverage Ratio loans are underwritten on the cash flow of the property — not the personal income of the borrower. For investors with growing portfolios, self-employed borrowers, or complex income structures, DSCR financing bypasses the personal income documentation requirement entirely. The property qualifies the deal.

IDEAL BORROWERReal estate investors with rental properties
TYPICAL USE CASELong-term rental hold, portfolio expansion
COLLATERAL FOCUSGross rental income versus debt service
RISK PROFILELow to moderate — stabilized income assets
COMMON EXITLong-term hold or portfolio refinance
EXECUTION ADVANTAGE

DSCR financing opens permanent capital access to borrowers who would be rejected outright by conventional lenders based on income documentation alone. We calculate DSCR against market rents where leases are short or pending, which means a vacant but rentable property can still qualify. Self-employed borrowers with legitimate asset bases but unconventional income profiles close here every quarter.

03
CONSTRUCTION DEBT

Construction Financing

Renovation and construction financing requires a lender who understands scope, timeline, and draw mechanics — not just collateral value. We structure construction facilities around the project's budget, phased draws, and the exit strategy, whether that's a sale, refinance, or stabilization.

IDEAL BORROWERDevelopers executing value-add projects
TYPICAL USE CASESignificant renovation or property upgrade
COLLATERAL FOCUSAfter-Repair Value and project verification
RISK PROFILEModerate — timeline and cost discipline key
COMMON EXITSale or refinance into permanent
EXECUTION ADVANTAGE

We underwrite to the completed value and the exit — not the current as-is value alone. Phased draws are structured to match project milestones, protecting both the lender and the borrower from capital being deployed faster than progress justifies. Experienced operators with a documented track record receive more flexible draw structures and faster approvals.

04
EQUITY RECAPITALIZATION

Asset-Based Refinance

When a property has accumulated equity but the borrower's income profile, entity structure, or credit doesn't meet conventional refinance requirements, asset-based refinancing provides a path forward. The underwrite is anchored to the asset — its value, its cash flow, and its position in the market — not to the borrower's tax returns.

IDEAL BORROWERInvestors with equity-rich assets
TYPICAL USE CASERate-and-term, debt payoff, consolidation
COLLATERAL FOCUSCurrent appraised value and income potential
RISK PROFILELow to moderate — equity provides protection
COMMON EXITHold with improved debt service
EXECUTION ADVANTAGE

Most refinance rejections at conventional lenders are income-documentation problems, not asset problems. We separate those two questions. A property that cash flows, holds value, and is managed by an experienced operator qualifies for our asset-based programs regardless of how the borrower structures their personal finances. This is private lending logic — not bank logic.

05
NON-QM INVESTOR DEBT

Stated Income Investor Loans

Stated income programs serve experienced real estate investors whose income is real but doesn't document conventionally. Business owners, portfolio investors, and self-employed operators with verified assets but complex income profiles access capital here — with qualification anchored to asset strength and investment experience.

IDEAL BORROWERSelf-employed investors, business owners
TYPICAL USE CASEAcquisition or refinance without full docs
COLLATERAL FOCUSAsset quality and borrower asset verification
RISK PROFILEModerate — compensating factors important
COMMON EXITHold or refinance into conventional
EXECUTION ADVANTAGE

Stated income is not a workaround — it is a legitimate lending category designed for borrowers whose wealth and investment capacity are real but whose income structure doesn't conform to W-2 documentation requirements. We verify assets, review investment history, and assess the borrower's overall financial picture. It is careful underwriting with flexible inputs.

06
DEVELOPMENT FINANCE

Ground-Up Construction

Ground-up construction lending requires a capital partner who can read a proforma, assess market fundamentals, evaluate a development team, and structure a draw facility that keeps the project moving without exposing the lender to unnecessary risk. We finance new construction from land acquisition through certificate of occupancy.

IDEAL BORROWERExperienced developers with track record
TYPICAL USE CASENew residential, multifamily development
COLLATERAL FOCUSLoan-to-cost and after-completion value
RISK PROFILEElevated — construction and market risk
COMMON EXITSale at completion or refinance
EXECUTION ADVANTAGE

Ground-up construction is where lender experience separates decisively from lender preference. We have underwritten projects from initial site control through CO and understand the non-linear nature of construction timelines. Our draw structures are milestone-based, not calendar-based. Developers who have closed comparable projects receive priority processing.

07
EQUITY EXTRACTION

Cash-Out Refinance

Accessing equity in a performing asset shouldn't require navigating a bank's internal approval committee for six weeks. Cash-out refinance programs give investors direct access to the equity they've built — to deploy into new acquisitions, fund renovations, retire higher-cost debt, or capitalize new opportunities without selling.

IDEAL BORROWERInvestors with seasoned equity positions
TYPICAL USE CASECapital recycling, portfolio expansion
COLLATERAL FOCUSPost-cash-out LTV and asset income
RISK PROFILELow to moderate — LTV-dependent
COMMON EXITDeploy into higher-yield position
EXECUTION ADVANTAGE

We don't penalize investors for holding performing assets with significant equity. Cash-out transactions that would be delayed or blocked by conventional seasoning requirements, entity restrictions, or income verification mandates are frequently closeable under our private programs. Equity is real capital — we treat it that way.

08
SPECIAL SITUATION LENDING

Transitional Asset Financing

Transitional assets — properties between uses, ownership structures, or capital states — represent some of the most compelling value-creation opportunities in real estate. They also represent some of the most challenging financing scenarios for conventional lenders. We specialize in structuring capital for assets in transition.

IDEAL BORROWEROperators repositioning or converting assets
TYPICAL USE CASEUse conversion, repositioning, note purchase
COLLATERAL FOCUSBusiness plan credibility and execution risk
RISK PROFILEElevated — requires strong sponsorship
COMMON EXITStabilization and refinance or sale
EXECUTION ADVANTAGE

Transitional assets require a lender willing to underwrite the business plan — not just the current rent roll. We evaluate the operator's track record, the market's demand for the asset's intended post-transition use, and the execution risk. These are complex deals where the most significant value creation occurs. That is precisely why we make them our specialty.

Institutional Underwriting Framework

How Institutional Underwriting Actually Works

Five-Stage Underwriting Process
01
Deal Intake & Eligibility Screen
Loan type, asset class, sponsor track record, and capital stack position mapped against current mandate criteria before underwriter resources are committed.
Intake Protocol
02
Collateral Review & Asset Valuation
Independent appraisals, title chain verification, and market analysis establish the verified collateral base. LTV ceilings apply against stabilized, not projected, asset values.
Collateral Verification
03
Exit Strategy Analysis
Refinance viability, sale absorption timelines, and pre-leasing coverage modeled across base, downside, and severe scenarios. No deal advances without a credible primary exit and a documented secondary path.
Exit Modeling
04
Risk Structuring & Credit Layering
Rate, origination fee, extension conditions, guaranty requirements, and reserve mechanics calibrated to the specific deal risk — not a generic template. Credit enhancements structured in where collateral alone is insufficient.
Structural Engineering
05
Term Issuance & Commitment Letter
Approved deals receive a formal term sheet detailing all economic and legal parameters. Commitment letters issued upon satisfactory due diligence and deposit receipt, initiating loan document drafting.
Commitment Issuance
Live Underwriting Decision Framework
Collateral WeightingAs-Is LTV
Senior Secured RE
88%
Cash Flow Coverage
1.35x
Sponsor Liquidity
62%
Title / Lien Clarity
Clear
Risk Analysis MatrixComposite
Max LTV
70%
Stabilized As-Is
DSCR Floor
1.25x
Stressed NOI
Debt Yield
9.2%
Minimum Threshold
Reserve Req.
6 mo.
Interest Reserve
Execution TimelineBridge Loan
Intake & ScreenDay 1-2
Term Sheet IssuedDay 3-5
Full DiligenceDay 6-18
Credit ApprovalDay 19-22
Loan DocumentsDay 23-28
Funding / CloseDay 30
Approval Logic ChecklistIC Review
✓
Collateral value independently verifiedPASS
✓
Exit strategy stress-tested (3 scenarios)PASS
✓
Sponsor liquidity and track record confirmedPASS
!
Lease-up absorption timelineREVIEW
✓
Legal / title / environmental clearedPASS
Borrower Profile AssessmentScored /10
Sponsor Experience
9/10
Asset Familiarity
8/10
Net Worth Coverage
7/10
Execution Track Record
9/10
Market Knowledge
8/10

Your Deal Has a Structure. We'll Find It.

Submit your scenario and receive a real assessment within 48 hours. No application, no credit pull, no automated response. A capital advisor will review the asset, the structure, and the exit — and respond with a real position.

Submit a Deal Scenario View All Financing Programs

We focus on execution – not just approvals.

Capital Deployed

Executed Transactions

Real structured transactions demonstrating execution, collateral quality, and lender-focused structuring.

Selected transactions shown for illustrative purposes only.

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We focus on execution – not just approvals.

THE PLATFORM

Private Credit. Institutional Discipline.

Tri-Global Equities is not a mortgage broker and not a bank. It is a private capital platform — meaning decisions are made by experienced dealmakers, not algorithms or committee approval chains.

THE DIFFERENCE

Asset-First. Exit-Anchored.

Where conventional lenders start with borrower qualification, we start with the asset and the exit. This fundamental inversion is why deals that fail at banks — and at most private lenders — find execution here.

THE STANDARD

48-Hour Reads. Real Terms.

Every scenario submitted receives a real response from a capital advisor — not an automated acknowledgment, not a generic pre-qualification range. A position on the deal, within 48 hours.

PLATFORM DIFFERENTIATORS

What Makes Execution Possible Here

01
CLOSE CONFIDENCE

Execution Certainty

A term indication from Tri-Global is not a soft expression of interest — it is a real capital commitment backed by a defined process. When we issue terms, we close. Execution certainty is the rarest commodity in private lending, and the most valuable one.

WHY IT MATTERS

Borrowers and brokers lose significant value every time a lender issues terms and then retracts, recuts, or delays into failure. We structure our review process specifically to avoid term issuance until we are confident in execution. A deal that receives terms from TGE is a deal we intend to fund.

02
EXECUTION SPEED

Execution Speed

Initial deal reads within 48 hours. Funded transactions in as few as 7 days when documentation is organized. Speed is not a marketing claim — it is a product of eliminating the committee layers that slow conventional lenders.

WHY IT MATTERS

In private lending, speed is underwriting confidence — the ability to make a real decision without additional approvals. When a lender moves slowly, it signals that the decision-maker isn't empowered. At TGE, the advisor reviewing your deal is the decision-maker.

03
COLLATERAL-FIRST

Collateral-First Underwriting

The asset qualifies the deal. We start with the property — its quality, location, current value, and realistic exit value — before evaluating the borrower. This inversion is the source of our execution flexibility.

WHY IT MATTERS

Most lenders filter out borrowers before they ever analyze the asset. This means strong deals with complex sponsorship structures get declined before anyone looks at the collateral. We look at the collateral first — always.

04
DIRECT ACCESS

Direct Capital Access

No broker chain. No referral layers. Direct access to private capital sources means fewer friction points, faster decisions, and deal terms that reflect the actual transaction rather than a middleman's margin.

WHY IT MATTERS

Every layer added between a borrower and their capital source introduces delay, cost, and information distortion. We eliminate those layers — you work directly with the people who control the capital and make the decision.

05
DEAL STRUCTURING

Real-World Deal Structuring

No two transactions are the same. We structure each deal around the specific combination of asset, borrower, exit, and timeline rather than forcing real-world complexity into a standardized product box.

WHY IT MATTERS

Standard loan products exist because they are efficient for lenders — not because they serve borrowers well. When a deal doesn't fit a standard box, most lenders decline. We build a structure that fits the deal instead.

06
INSTITUTIONAL

Institutional-Level Analysis

Every scenario is reviewed with the same analytical framework used at institutional private credit desks — capital stack position, exit modeling, risk layering, and market fundamentals. Small deal, large deal: same rigor.

WHY IT MATTERS

The difference between institutional analysis and a quick desk review is not the size of the deal — it is the habit of looking at all the variables before forming a position. We bring that habit to every scenario we receive.

07
FAST REVIEW

Fast Scenario Review

Submit a deal in plain language — no application, no credit pull, no formal documentation required at intake. We review the scenario, assess the capital path, and respond with a real position within one business day.

WHY IT MATTERS

Borrowers and brokers waste enormous time assembling documentation packages for lenders who ultimately decline without reviewing the deal seriously. We give you a position on the scenario before asking for a single document.

08
FLEXIBLE CAPITAL

Flexible Capital Solutions

Bridge, construction, DSCR, stated income, preferred equity, mezzanine — capital across the full risk spectrum and the full capital stack. One platform. Eight active programs. No forced product fit.

WHY IT MATTERS

Lenders who offer only one or two products spend their time convincing borrowers to fit into those products. We match the capital structure to the deal — not the other way around.

THE OPERATIONAL DIFFERENCE

How TGE Moves Where Others Stop

The gap between a declined deal and a funded transaction is almost always a structuring gap — not an asset quality gap. Here is how that gap is approached differently.

CONVENTIONAL LENDER
TGE APPROACH
×Credit score and income documentation reviewed first
→Asset quality and exit strategy reviewed first
×30–90 day underwriting and approval timelines
→48-hour scenario read. Funded in days when ready
×Rigid product guidelines — deal must fit the box
→Custom structure built around the actual deal
×Vacant, transitional, or distressed assets declined
→Transitional and value-add assets are our primary market
×Committee approvals add delay at every stage
→Decision-maker reviews and approves directly
×Self-employed and complex income profiles declined
→Asset-based and stated income programs available
×One product type — deal must qualify as presented
→Eight active programs across the full capital stack
FROM SCENARIO TO CLOSE

The Review Process in Plain Terms

A deal submitted to Tri-Global moves through a defined review sequence — not a bureaucratic queue. Every stage has a specific output and a clear timeframe.

1
DAY 0
Scenario Submission
Plain language deal summary — no application, no credit pull.
2
DAY 1
Capital Advisor Review
A senior advisor reviews the asset, structure, and exit.
3
DAY 2
Term Indication
You receive specific parameters and a letter of intent.
4
WEEK 1–2
Documentation & Diligence
Title, appraisal, and docs collected concurrently.
5
WEEK 2–4
Funded
Capital deployed. Most deals fund within 21 days.
48hr
Initial Decision Turnaround
8
Active Financing Programs
100%
Collateral-First Underwriting
0
Committee Approval Layers

The Standard for Deals That Need More Than a Formula.

If your deal is straightforward, a conventional lender will serve you well. If it is not — if there is complexity in the asset, the structure, the timeline, or the borrower profile — bring it here. We review it seriously, respond with a real position, and structure the path forward.

No application. No credit pull. No automated response. A capital advisor reviews every scenario personally.

Built for Investors Who Need Execution

We are not a retail mortgage platform.

We work with investors, builders, and developers who need deals structured and closed – especially when traditional lenders fall short.

If you're serious about getting a deal funded, start here.

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Learn how institutional lenders and capital sources partner with TRI-GLOBAL EQUITIES.

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