What Type of Commercial Financing is Right for Me?

With interest rates rising and speculation of a cool down in the real estate market, many borrowers are asking, “What type of commercial financing is right for me?” Increased demand for competitive interest rates has led to the creation of conduit loans. Although conduit loans are not extremely new, many borrowers are still unaware that they exist and/or do not understand the difference between portfolio loans vs. conduit loans. A few simple explanations can clear any misunderstanding and help any borrower find the right commercial loan for their real estate financing needs.There are two basic classifications that cover commercial real estate mortgage debt: portfolio loans and commercial mortgage backed securities (CMBS or conduit loans). Portfolio loans are originated by the lender and then held on their balance sheet for the entire life of the loan. CMBS or conduit loans are single loans that are combined together with other loans that have different property types, loan amounts, interest rates, locations, etc… and are held in a trust. These loans are then converted into bonds and sold on Wall Street with varying durations and yields depending on the bond rating they are given.Conduit loans have become a popular source of financing in the commercial mortgage industry because the securities are able to attract investors because their added value. Typically, the value of the security is more than the sum of the loans in the security and they are extremely liquid. As a result, the loans are able to be priced more aggressively than portfolio loans. Although the interest rates are very competitive, conduit loans are traded as securities and therefore must follow different rules and regulations than portfolio loans. Investors who hold the bonds are willing to pay more for them because of their feature that will not allow them to be prepaid without replacing the investment with government securities that have a similar return.For investors that flip properties or only hold them for a few months while trying to maximize the cash flow of a property, conduit loans may not be the right solution. Conduit loans seem to be a better fit for someone who is looking to hold on to a property for an extended period of time, such as owner-user properties, or long-term investments. Portfolio loans will generally have lower prepayment penalties than conduit loans because portfolio lenders are more interested in building long-term relationships with their borrowers that will enable them to bring in their borrower’s business deposits and increase the amount of loans that they are able to make.In every financing situation, it is always good to understand what your long-terms goals are and consider the pros and cons to both portfolio and conduit lending.

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Small Business – When Government Stacks the Deck Against You

We expect a fair degree of corruption, arrogance and drooling self-interest from our elected officials. After all, in the last 206 years, we have fallen a great distance from the days of the “virtuous republic” that existed-or was thought to exist-in that first decade after the Revolution. Yes, we expect it, but I would have more respect for the operatives, the party-men and the politicos themselves if they could be just a little intelligent about it. The current issue with the Bush Administration, Congress, the SBA and the awarding of a great deal of money earmarked for small business, is a case in point.When Big Business Seems SmallIt is illegal, a felony that comes with fines and a prison term, to try to pass your big business off as a small business to get one of the 23% of Federal contracts reserved for small businesses. Yet, it happens all the time. According to the American Small Business League, a non-partisan watchdog group, some $60 billion in Federal contracts go to major corporations each year. How it happens brings us to the question of how you decide that a business is truly small.Counting HeadsWhat is a small business? How do you measure it? Is it revenue? Sales? Staff size? Any one of these could be a viable measure, but for the most part the matter is decided with staff size. Depending on the industry, you can have a maximum of 1,500 employees and still be considered a small business! (Federal Regulations Title 13, Part 121, Section 201)These larger “small businesses,” with 1,000 to 1,500 employees, deal in oil, aerospace, rail transportation, textiles, and chemical and rubber products. Wholesalers, regardless of their products, are capped at 100; information technology value-added resellers are capped at 150 (a very recent change) while the rest are capped at either 500 or 750. In 2005 (the most recent data available), there were 5,966,069 firms in the U.S. with 500 or fewer employees and they employed 58,644,585 people out of a total employment of 116,373,003. That is 50.3% of the working population working in what could easily be described as legitimately small businesses. If you add up the firms with larger numbers of employees, you find that there are 11,546 of them and that they employ 9,475,180 people, 8.14% of the workforce.Call me crazy, but a firm with 1,000 employees doesn’t seem to be very small to me! It may be small when compared to the giants in its industry, but it is a giant compared with the vast majority of small businesses. In 2004, there was an effort to bring the number of employees down from 500 to 100 for a business to be classified as small. In spite of a great deal of support for the measure-including U.S. Representative Lynn Woolsey (D-CA), who said: “By working to change the definition of a small business for government contracts from 500 to 100 employees, federal contracts specifically designed to ensure the success of American small business would go where they belong – to support Americans, not big companies dressed in sheep’s clothing.”-the effort was killed by the SBA itself. That, however, is only the beginning. Another has to do with how small businesses are certified.Finding a Certified Small BusinessThe question of how many employees a small business can have is complicated even further when we see that the government has been rather lax in enforcing the contract award rules for small business. In fact, in 2005, some $49 billion in Federal contracts that were set aside for small business were actually awarded to the 13 largest government contractors. This lax enforcement has led to cases where the small business in question is actually a subsidiary of a much larger company, where businesses have outgrown their small business status, where big business misrepresents itself as a small business and where government procurement offices, such as with the military, simply disregard the rules and do business with who they like.The Small Business FrontTwo of the most prevalent ways that large companies can maintain a small business front are through the legal loopholes that allow a small business to retain its status throughout the life of its original contract-and bid on new business as a small business-no matter how large it grows and even after it is bought out by a large company.In either case, what the company in question is doing is, in fact, legal. Their actions are also limited by the fact that the loophole is based on the length of the small business’ initial contract. For example, if a small business wins a 10-year contract to provide computer hardware, it maintains its small business status for the full 10 years of the contract regardless of how large it grows or if some huge conglomerate buys it. This has been an issue for some time. Consider the following:According to a 2006 report on the U.S. Government Accountability Office: Commerce Information Technology Solutions (COMMITS) Next Generation Governmentwide Acquisition Contract, “We found that many of the 55 COMMITS NexGen contractors have grown significantly or have been acquired by larger businesses and may no longer meet small business size standards. We also found that a significant portion of the task orders intended for the smallest contractors were issued to larger, incumbent contractors.”Incumbent contractors tend to get the lion’s share of the government’s business. A 2004 SBA Office of Advocacy: Eagle Eye Publishers’ Report said that: “Of the top 1,000 small business contractors in FY 2002, Eagle Eye Publishers’ analysis found 44 parent companies it identified as either large firms or ‘other’. Contracts to these two groups taken together had a total value of $2 billion.” The report continued, saying that: “The Department of Defense and the General Services Administration accounted for 79 percent of the contract awards found to have gone to large businesses.” One of the conclusions drawn from the report was: “As a result of this lack of transparency, many awards that should be reserved for small firms go to large firms unchallenged.”Disregarding the RulesRules can be broken either directly, by a willful disregard on the part of those the rules were intended to regulate, such as a company that purposefully misidentifies itself as a small business in order to get a contract; or they can be broken indirectly by a lack of oversight and enforcement that creates an atmosphere in which the rules can be ignored. One of the problems sited against the SBA is oversight. “SBA did not review the majority of reported bundled contracts that we identified, though procuring activities must provide, and SBA must review proposed bundled acquisitions. As a result, 192 contracts identified by procuring agencies as bundled were awarded without SBA’s review. If all of these are actually bundled contracts, a minimum of $384 million would be potentially lost to eligible small businesses, based on minimum dollar reporting requirements of $2 million.” (SBA Office of Inspector General: Audit of the Contract Bundling Process, May 2005) And consider this from the SBA Office of Inspector General: Audit of Monitoring Compliance with 8(a) Business Development Contract Performance, March 2006:”Though SBA delegated 8(a) BD contract execution authority to 26 procuring agencies, SBA did not ensure that procuring agencies monitored whether companies complied with 8(a) BD regulations when completing 8(a) BD contracts . . . SBA has ultimate responsibility for ensuring that companies comply with 8(a) BD regulations”The SBA is the final oversight authority for these contract awards and yet through their lack of enforcement efforts, it is easy for large businesses to slip through. Why is this? There are two likely reasons. The first is that the Bush Administration, when it came into office, cut funding for the SBA. At the end of the Clinton Administration, the budget for the SBA was about $1.1 billion. By 2006 it was down to $456.5 million. Funding has increased since the 2006 low; for 2009, that number has increased to $657 million, mostly due to funding for disaster relief loans; but the agency has nowhere near the budget it used to have. Generally speaking, if you cut funds to an agency, certain things start to slip and that is not a message that the SBA, or the Bush Administration for that matter, want going public.However, it already has.An audit by the American Small Business League (ASBL) and two independent experts showed that even while the SBA was saying that it is a “myth that large companies, including large, multi-national corporations are taking away federal contracts specifically intended for small businesses,” it was discovered that the Bush Administration had in fact included billions of dollars in awards to Fortune 500 corporations and other large businesses in the United States and Europe in its small business contracting statistics. Also, the Bush Administration failed to comply with the congressionally mandated 23% small business contracting goal by including such corporate giants as:
Dyncorp
Battelle Memorial Institute
Hewlett Packard
Government Technology Services Inc (GTSI),
Bechtel
Lockheed Martin
General Dynamics
General Electric
Northstar Aerospace
Booz Allen Hamilton Inc.
Raytheon.
British Aerospace Engineering Systems
Buhrmann NV (Dutch)
Thales (French)
More than that, ASBL’s research also found that the government was forced to systematically increase the volume of contracts awarded to small businesses in order to balance out those that were going to inappropriately large companies. In addition, awards to legitimate small businesses were systematically inflated to equalize the reduction of small business contract dollars awarded to Fortune 500 corporations. The ASBL found that according to SBA numbers, Circle B Enterprises Inc. received $887.5 million during 2005. However, the government’s own figures indicate that Circle B Enterprises Inc. received $287.5 million during 2005, which represents a discrepancy of $600 million. The ASBL audit found several other instances where the contracting numbers of legitimate small businesses were also significantly inflated.The Bottom LineThe government decided to play fast and loose with small business contract money and they got caught siphoning it off to some of the largest companies on Earth. There are those that will only see the damage that this will do to McCain in the fall, yet another Bush Administration failure/debacle/betrayal-whatever you like best. That, however, is not the point. The point is why was the SBA hamstrung and placed in the position it has been in by the Bush Administration? More than that, why has this abuse been allowed to go on for so long? Call me a political cynic-I am from Chicago so I come by it honestly-but the only thing that makes sense to me is that government officials are paying back the people with deep pockets who helped to get them elected and they are doing it at the expense of, well, YOU. True, paybacks are a time-honored political tradition, but by stealing the money from small business, the U.S. Government as a whole turned its back on the overwhelming number of U.S. employers and employees in favor of a handful of major corporations. I urge you, as a small business owner; and you as an employee of a small business, to write your senators and congressmen, and to write to each of the presidential candidates, McCain and Obama, and their respective party chairmen-Republican and Democrat alike, and tell them that you want this to stop. Remember, small business contract set-asides are for YOU, not major corporations. It is time to remind Washington of that.

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Sexual Harassment Education Requirements in California

All supervisory employees in California must receive two hours of training and education in sexual harassment every two years, if their company has fifty or more employees. The training must consist of classroom or other effective interactive training and education regarding harassment. The training and education must include information and practical guidance regarding the federal and state statuary provisions concerning the prohibition against harassment, the prevention and correction of harassment, and the remedies available to victims of sexual harassment in employment. The training and education must also include practical examples, aimed at instructing supervisors in the prevention of sexual harassment, discrimination, and retaliation, and must be presented by trainers or educators with knowledge and expertise in the prevention of harassment, discrimination and retaliation.The foregoing training and education requirements are part of the California Fair Employment and Housing Act, as set forth in Government Code Section 12950.1, also known as Assembly Bill 1825. Under the statute, “employer” means any person regularly employing fifty or more persons or regularly receiving the services of fifty or more persons providing services pursuant to a contract, or any person acting as an agent of an employer, directly or indirectly, the state, or any political or civil subdivision of the state, and cities. It does not appear that the company must have fifty or more employees in California in order to trigger the requirement for supervisory employees in California to receive the harassment training and education.The statute refers to subsections (j) and (k) of Government Code Section 12940. Subsection (j) of Government Code Section 12940 is the prohibition against harassment based on race, creed, nationality, disability, age, sex or sexual orientation, and other related categories. Subsection (j)(4)(C) provides that “harassment” because of sex includes sexual harassment, gender harassment, and harassment based on pregnancy, childbirth or related medical conditions.Subsection (k) of Government Code Section 12940 provides that it is unlawful for an employer to fail to take all reasonable steps necessary to prevent discrimination and harassment from occurring.The harassment training and education statute at subdivision (d) shows that notwithstanding subdivisions (j) and (k) of Section 12940, a claim that the training and education required by this section did not reach a particular individual or individuals shall not in and of itself result in the liability of any employer to any present or former employee or applicant in any action alleging sexual harassment. Conversely, an employer’s compliance with this section does not insulate the employer from liability for harassment of any current or former employee or applicant. Subdivision (d) means that a plaintiff cannot use violation of a statue mandating sexual harassment training and education as a basis for claiming negligence per se, that is negligence as a matter of law because of a violation of the statute. Nonetheless, a victim of sexual harassment may introduce evidence that an employer failed to provide harassment training to a supervisor in support of a claim a harassment, and a jury may consider the failure to provide sexual harassment training as a factor in support of finding liability against an employer, as long as there is other evidence in support of liability of the employer, even if that other evidence is in and of itself inconclusive about liability.Some companies prefer to have sexual harassment seminars presented by an attorney or a human resources expert on harassment to a class of employees in person, but others prefer to present the harassment training by computer through educational software programs that have interactive components. The statute requires an interactive component to the education and training and for computerized presentations and that usually involves the participant answering questions at different stages throughout the software presentation.Many companies with less than fifty employees also provide harassment training to their supervisors. Insurance companies sometimes offer premium discounts to employers who have a sexual harassment training program.Similarly, many companies also provide sexual harassment training to non-supervisory personnel. Notably, Government Code Section 12950.1 provides that the training and education it requires is intended to establish a minimum threshold and should not discourage or relieve any employer from providing for longer, more frequent, or more elaborate training and education regarding workplace harassment or other forms of unlawful discrimination in order to meet the legal obligation of employees to take all reasonable steps necessary to prevent and correct harassment and discrimination.

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