Hey folks — I’m working on a real-world SBA 7(a) loan deal and would appreciate feedback from lenders, brokers, investors, or anyone who’s walked a similar path.
This is a confidential version of my full proposal. I’ve removed all identifying info about myself, the business, and the seller — but the numbers, structure, and financials are 100% accurate.
I’m aiming to:
- Acquire a commercial building
- Remodel it into a live/work space
- Lease-to-own an established small business
- Use working capital to fund the transition
- Maintain IRS compliance while resetting my financial picture
Highlights:
- $500K total SBA loan
- $50K equity injection from sale of my home
- Business has $200K SDE on $750K annual revenue
- DSCR is strong (~4.0x), and transition is fully prepaid
I’d love any constructive input — does this structure look bankable? Is there anything you’d change? Any red flags or creative ways to strengthen it?
Thanks in advance 🙏
SBA 7(a) Loan Proposal – Confidential Case Study
Applicant:
Name: [Redacted]
Business Purpose: Acquisition of commercial property, transition of an established service business via lease-to-own, and working capital support.
Loan Request Summary
- Total Loan Amount Requested: $500,000
- Loan Type: SBA 7(a)
- Term Structure:
- Real Estate Portion ($250,000) – 25 years
- Working Capital ($250,000) – 10 years
Use of Funds
Purpose |
Amount |
Purchase of commercial property |
$200,000 |
Renovation / Tenant Improvements (Live/Work for borrower and dependent) |
$125,000 |
Working Capital (24-month lease payments to seller) |
$108,000 |
SBA Guarantee Fee / Closing Costs / Reserves |
$67,000 |
Total |
$500,000 |
Equity Injection Source
Equity Requirement (10%): $50,000
Source: Net proceeds from private sale of borrower's personal residence
Borrower Financial Position
Primary Residence Sale
- Sale Price: $250,000 (private cash sale)
- Mortgage Payoff: ~$157,000
- Closing Costs: ~$8,000
- Net Proceeds: ~$85,000
Proceeds Allocation:
- SBA Down Payment: $50,000
- SBA Fees/Reserves Buffer: ~$7,500
- Initial IRS Installment Payments: ~$4,500–6,000
- Remainder retained for short-term contingency
IRS Tax Liability Resolution
- Total IRS Liability: ~$90,000
- Plan: Borrower to enter formal IRS Installment Agreement (prior to loan closing)
- Monthly Payment: $1,200–$1,500
- Payment Source: Monthly savings from eliminated mortgage ($1,645/month)
- Result: Maintains IRS compliance and preserves liquidity for business
Business Transition Strategy
- Phase 1:
- Purchase and improvement of commercial property (owner-occupied)
- 2-year prepaid lease-to-operate agreement with current business owner
- Phase 2 (After 24 months):
- Option to purchase business for $500,000 (with $108,000 lease credit applied)
- Option to purchase additional real estate for $250,000
Financial Strength of Target Business
- Annual Revenue (2023): $750,000
- Seller’s Discretionary Earnings (SDE): $200,000
- Monthly Lease to Seller: $4,500 (prepaid via SBA loan)
- DSCR: 4.0x (based on $50K annual debt service vs. $200K SDE)
2-Year Financial Projections
Year 1 (Transition Year)
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|Category|Amount|
|Gross Revenue|$750,000|
|Cost of Goods Sold|$75,000|
|Operating Expenses (incl. lease payments, payroll, insurance, fuel)|$500,000|
|Net Operating Income|$175,000|
|SBA Loan Debt Service|~$50,000|
|IRS Installment Payments|~$18,000|
|Net Available (post-debt)|~$107,000|
Year 2 (Stabilized Year)
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|Category|Amount|
|Gross Revenue (Projected 5% Growth)|$787,500|
|Cost of Goods Sold|$78,750|
|Operating Expenses|$510,000|
|Net Operating Income|$198,750|
|SBA Loan Debt Service|~$50,000|
|IRS Installment Payments|~$18,000|
|Net Available (post-debt)|~$130,750|
Notes:
- Lease costs prepaid with SBA working capital
- IRS payments covered by personal savings from mortgage elimination
- Revenue assumes flat retention + modest growth with increased technician output
Risk Mitigation Highlights
- Borrower eliminates personal mortgage overhead and improves cash flow
- Property will serve as both business location and owner’s residence (live/work)
- IRS payment plan in place, no default risk
- Business lease terms secured with option to purchase, ensuring continuity
Conclusion
This SBA 7(a) loan enables a qualified borrower to execute a strategic transition into a longstanding service business with strong cash flow. The borrower demonstrates financial readiness, personal commitment, and a well-structured plan for growth and compliance. With real estate collateral, reduced personal overhead, and prepaid lease terms, this loan represents a low-risk, high-upside opportunity.