A linear, transparent process from first click to funding
Most borrowers only see the surface: rate, fees, maybe a term sheet. We show you the logic underneath.
Every Brooktree deal moves through four stages—intake, structure, underwriting, funding—with the same questions guiding each step:
- Does the sponsor have the track record to execute?
- Does the property support the business plan?
- Does the capital stack protect everyone in a downside case?
No games, no surprise conditions two days before closing, no quiet re-trades. If we can do it, we show you how. If we can't, we tell you early.
Start with the basics. Get signal fast.
You give us the essentials; we give you a same-day view of whether the deal fits our box.
Address check
Submarket, block, micro-location, and any obvious red flags.
Preliminary valuation
Recent comps, rents, and replacement logic to sanity-check the ask.
Sponsor vet
Experience with similar projects, overall financial profile, and track record.
What you get from this step
- A quick "in the zone" / "edge case" / "not a fit" view
- Clarity on whether it makes sense to move into structure and terms
- A short list of what we'll need next if we proceed
We design the capital, not just quote a rate.
If the deal clears intake, we move into structure: matching leverage, pricing, and term to the actual business plan—not a generic matrix.
DSCR analysis
We look at in-place, stabilized, and stress-tested cash flow.
LTC / LTV sizing
Leverage is set against real cost and value, not a rosy pro forma.
Term sheet issued
Clear terms, conditions, fees, and timelines. No hidden "TBDs."
What you get from this step
- A written term sheet you can underwrite your own returns against
- A clear view of what's flexible and what isn't
- A sense of how this structure compares to your other options
We pressure-test the story, then document it.
This is where we go from "numbers pencil" to "we're ready to wire." We underwrite the property, the sponsor, and the plan.
Site visit
Boots on the ground to confirm the story matches reality.
3rd party reports
Appraisal, inspections, environmental, and any deal-specific diligence.
Legal review
Entity structure, title, insurance, and loan documents.
What you get from this step
- A final, signed-off structure subject to closing conditions
- A checklist of exactly what's outstanding and who owns it
- Confidence that if you satisfy conditions, the deal will fund
When we say we'll fund, we fund.
Once conditions are cleared, closing is straightforward. No last-minute surprises.
Docs signed
Final loan docs executed with your closing team.
Wire sent
Funds released per the closing statement and agreed schedule.
Servicing setup
Clear points of contact, draw process (for construction/rehab), and reporting expectations.
After closing
We don't disappear. We stay close to:
- Help you through draws and milestones
- Talk through refi or exit timing
- Look at portfolio-level strategy as you grow
Straight credit work. No gimmicks.
Every Brooktree decision filters through three lenses:
1. Sponsor
Experience, liquidity, and the ability to execute the plan.
2. Asset
Location, basis, and how the property behaves in a downside.
3. Structure
Leverage, pricing, covenants, and exit options in the real world.
What we don't do:
- No bait-and-switch rate sheets
- No "we're in" until credit decides we're not
- No re-trading because the market moved a basis point
If something changes materially, we tell you. If we can't do the deal as quoted, we explain why.
Know what happens when.
Typical ranges (depending on deal complexity and third-party reports):
You'll always know:
- What step you're in
- What we're waiting on
- Who owns the next move
Borrowers see certainty. Investors see discipline.
For borrowers
- Transparent path from application to wire
- Structures that understand rehab, ground-up, and small portfolio dynamics
- A lender who will tell you "no" early rather than "maybe" forever
For investors
- A repeatable, credit-first process that protects the downside
- Clear documentation of how each deal was underwritten and approved
- Confidence that the same ledger and logic apply to every loan