How can I find a commercial property group to buy my property?
I'm attempting to find a commercial property group that might buy my property at 80% of an insurer assessed value and hold my property for the two years it may take to qualify for a full loan.  In the meantime, I would like to maintain a lease on the property, until I can repurchase the property at its full assessed value.

I'm seeking any advice or recommendations to assist in obtaining the help I need.  What type of real estate groups should I approach, and how should I approach them?  Who in what position should I talk to?  How can I make any deal more appealing?

The details of the property's current financial condition:


Owner-occupied tavern restaurant

Assessed at $150,000 by insurer

Owes $90,000 on loan

Needs $30,000 in repairs

Seeking $120,000


In my request to begin immediate leasing

Seeking to lease AS-IS

Will begin repairs and upgrades immediately,
willing to include monthly updates in contract

I will accept total liability

I will offer profit sharing


The property's physical condition:

First floor needs support in crawl space

Second floor bathroom needs an 
     osb panel replaced

Bottle shed needs new roof (approx 6'x6')

Garage needs resheeting for the roof

Roof needs flashing, which has lead to...
      Two ceilings and 
      One 6' wall need repair

The property is an owner-occupied tavern/restaurant near a few notable rural draws surrounded by bedroom communities for two larger metropolitan areas.

I am desperate to restore my family's business of the past four decades, and any help is appreciated.
[{"id": "hlslmka", "text": "Find a local commercial investment sale broker", "replies": [{"id": "hlsma43", "text": "This is the way", "replies": [], "depth": 2}], "depth": 1}, {"id": "hlso5d9", "text": "Before you go \"selling\" the property, have you fully explored commercial lending and/or private lending?  If you can't pay for 30k in repairs now, what's your plan to pay for buying it back?  \n\nWhen you do get the opportunity to pitch this deal, make sure you already have a stack of reputable contractor quotes and you're not relying on \"well, I'm real handy\".", "replies": [{"id": "hlt9rkd", "text": "Fully agree with this recommendation. This sounds like a loan scenario rather than a sale-leaseback", "replies": [], "depth": 2}, {"id": "hltkwxa", "text": "Make sure you have a complete set of fiscals on the business and personal financial statements on the gaurantors too.  \n\n150k isnt enough to put this type of deal together if the buyers have to fight to figure out the details......", "replies": [], "depth": 2}], "depth": 1}, {"id": "hlsp1m2", "text": "Agree that you will need quotes/permits if you want outside financing involved.", "replies": [], "depth": 1}, {"id": "hlsr3ra", "text": "Full credit for a creative deal structure, but I\u2019m not sure how your plan will overcome the transaction costs and tax implications of the short term hold.  The upside is very narrow for a commercial firm so I can\u2019t see it absorbing these  costs and still making sense.", "replies": [], "depth": 1}, {"id": "hlsxn2q", "text": "Can you go to an independent loan broker to get a hard money private loan? What state are you in?", "replies": [{"id": "hlsyjpk", "text": "Hard money at 80% is near impossible to find, but sure would fix everything.  Wisconsin.", "replies": [{"id": "hlt0m1n", "text": "It looks like Wisconsin has private mortgage brokers. Even paying a high rate and points should be cheaper than selling/buying back. I\u2019d start calling around for hard money. Call some commercial realtors for referrals. They\u2019d be good sources. Good Luck.", "replies": [], "depth": 3}, {"id": "hltpew8", "text": "You don't need hard money.  The bank is the current owner.  They have a shit show for a building, and a young buck who wants to do all the work.\n\n(This is a no brainer kid).", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hlt0i57", "text": "What lease length are you willing to commit to?", "replies": [{"id": "hltpnpr", "text": "I feel confident for the two years, but I'd happily extend it past that to increase the probability of still working the property.", "replies": [], "depth": 2}], "depth": 1}, {"id": "hltp9dm", "text": "Wait a second....you're trying to buy this place.....that means, at that price...it's an individual seller.  If it needs 30K in repairs that the owner won't (or likely, can't) do....that mans he can't sell it.\n\nYOU on the other hand, are willing to do the repairs (I presume so you can open a bar).  I also presume you have done the bar thing in the past (that would be a safe assumption.  If that isn't true...run).\n\nYou need to negotiate an owner financed sale for whatever the two of you can come to terms on, less the 30K in repairs.  Considering further, that he can't sell it without making these repairs (and he either doesn't want to...or can't).....you're in the driver seat kiddo.\n\nStart off with 1 year abated payments...no interest...let him talk you in to the interest accruing, maybe even half the skipped payments, whatever it takes to get your dream achieved.\n\nIt ain't making any money for anyone at the moment, sitting empty.\n\nIt's a no lose deal for the owner...you're going to spend 30K fixing it...if you fail...he gets an improved property back and...maybe even a working bar.\n\nNegotiate!!!!", "replies": [{"id": "hltrwkf", "text": "No, it's mine, assuming I can pull it out of the redeemable foreclosure from an insufficient hard money loan that wrecked my credit.  It's my dream and 20 years of my life experience on the line.  Hence the desperation.", "replies": [{"id": "hlu0nh0", "text": "Alright well...then...my idea isn't going to work.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hlw038k", "text": "You\u2019ve clearly put a lot of thought into this and this is creative. I would say the issue is lack of upside for the buyer, but my bigger concern is that (even with an investment sales broker) this would require a group with a rifle shot strategy and I think it will be very challenging to find a buyer that is interested in your region and that has a strategy in which this would fit. Of course, I could be wrong, but based on my experience I would say that if you are going to bring in a broker, a debt broker that can work with you on some creative solutions would be more beneficial. How well is the bar preforming? You may be better off seeking an individual investor, maybe a patron of the bar or a friend. Are you essentially just seeking the 30k for repairs? Who gave you that budget? (Made some edits upon re-reading your post.)", "replies": [{"id": "hlw0txh", "text": "Or can you currently not meet the loan obligations?", "replies": [{"id": "hlyf45q", "text": "Can't fulfill the 90k at this point", "replies": [], "depth": 3}], "depth": 2}, {"id": "hlyre2x", "text": "Could you tell me more about the debt broker idea?  I've never heard of this or, at least, not in this context.", "replies": [{"id": "hlyy7tb", "text": "Are you familiar with debt brokerage? It may be hard to find someone given how small this deal is, but you may get one to help you as a favor (I just don\u2019t buy deals this small so I\u2019m not familiar with if you\u2019d have debt brokers available to you, but I know how you can find out). Happy to chat, just private message me.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hlw09gs", "text": "You need to find a business partner that\u2019s going to float all costs for three years for 50% or more of business. No one is reasonably going to lend on this and give you a two or whatever year repurchase unless you\u2019re going to offer 20% interest or more which you can\u2019t afford. The size makes it tough for a bank/investor that isn\u2019t someone you already know. Btw, if you\u2019re saying $30k in repairs and you\u2019re going to do it yourself then it\u2019s probably double to do it to code and with a permit?", "replies": [], "depth": 1}]