What is the Best Way to Secure Real Estate Financing?
Hello r/CommercialRealEstate, I appreciate your help in advance. 

I am an entrepreneur that has previously worked with angel/VC high growth investors, but my current project calls for real estate investors (or people in a similar asset class). For context, the project is a user-owner proposal in the low seven digits range with a lot of downside protection. 

Since this is my first time raising money from investors in this particular asset class, I am not familiar with the process. Do commercial real estate investors accept unsolicited pitches? What kind of due diligence and materials do they prefer? I'm guessing the Silicon Valley-style pitch deck is not adequate here. 

And where is the best place to start looking for these investors? VCs often advertise themselves heavily, RE seems quieter and I don't know where to start. 

Once again, I really appreciate you helping with this. If there is any information I can help clarify with, don't hesitate to ask. 
[{"id": "dl5dfgd", "text": "I am not too familiar with the process, but I believe the type of lender you'll be looking for are the ones that offer \"hard money\" ", "replies": [{"id": "dl5ecxc", "text": "I was thinking hard money or bridge lenders might fit, thanks for the suggestion!", "replies": [{"id": "dl5jfyq", "text": "Hard money is typically residential, bridge money is typically construction. It's hard to say with the information you give here. What are the details of the project? Return, preferred return, hold period, expected IRR? Just a guess based on available info: you're looking to structure a private placement deal (syndication) and probably aren't looking for lenders but investors to participate in the deal. Low 7 figures is tiny so that might present a little bit of a challenge. What will be your personal cash outlay? Hypothetically if you are trying to put together a $1,000,000 deal you might secure 70% loan to value and need the $300,000. If you put in half then you need to raise $150,000. That isn't a lot of cash for the people that invest in these kinds of deals. I can give more detail if you give more detail. ", "replies": [{"id": "dl5muih", "text": "for that amount of capital, going with one of the crowd-sourced funding platforms might work. ", "replies": [{"id": "dl5pt9v", "text": "I'd partner with a firm that does real estate private placement. ", "replies": [{"id": "dl5snkd", "text": "Do you recommend any firms that would work for this deal size? I appreciate your help. ", "replies": [{"id": "dl5vbdq", "text": "Local is better. You can Google it or find a promenent regional development or full service real estate firm and ask them. What prevents you from just taking an SBA loan? ", "replies": [{"id": "dl5vxjt", "text": "My understanding was that SBA loans required existing revenue, but I don't know if that's correct or not. My perspective is skewed from working with startups, where the companies are speculative enough that it was assumed SBA loans wouldn't be approved. I'll add that to the list to research, and if you have any suggestions on that front it'd be greatly appreciated. \n\nI'll also dig into local full service firms. Thanks again for the help with this. ", "replies": [{"id": "dl5xr2t", "text": "Call the SBA and check. They'd be loaning on the real estate as collateral. Call this guy and tell him Aaron Morris from Oldham Goodwin Group referred you and see what he says. \n\nJim Wilkie,CCIM\n\nSVP Seacoast Bank\n\n(281)660-0777\n\nJWilkie@sccombank.com\n\nIf he can't help just keep in mind real estate is local so exhaust local and regional resources first. \n\n", "replies": [{"id": "dl5zvsi", "text": "Thank you, I will certainly do that. \n\nYou've really gone above and beyond on helping with this. Please let me know if there's ever anything I can do to return the favor. ", "replies": [{"id": "dl6awsj", "text": "No worries, just help someone else down the road. Happy to help further if I can. ", "replies": [], "depth": 11}], "depth": 10}], "depth": 9}], "depth": 8}], "depth": 7}], "depth": 6}], "depth": 5}], "depth": 4}, {"id": "dl5sl0v", "text": "Terms and structure are completely flexible as far as I'm concerned. The goal is to operate a business at the property, and to borrow the money to purchase and renovate the property. I would handle operational costs of the business past that. \n\nSo to a certain extent, it's a loan to that business, but secured with the property, which we're likely getting for cheap in a good neighborhood and should grow in value considerably on its own. ", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "dl5p60d", "text": " A blow job and a low cut top\n\nTruthfully though, you gotta bring some skin in the game and ppl will jump on as limited partners. Start a syndication ", "replies": [], "depth": 1}]