--- title: Discounted Commercial Loans - How To Document Them description: Selling a commercial loan at a discount? Here are the documents the buyers of discounted commercial loans will want. image: https://info.c-loans.com/hs-fs/file-576991011-jpg/images/documentation.jpg --- [![c-loans-logo-2025](https://info.c-loans.com/hs-fs/hubfs/images/c-loans-logo-2025.png?width=183&height=86&name=c-loans-logo-2025.png)](https://c-loans.com) [Terms of Use](https://www.c-loans.com/terms-of-use) | [Disclaimer](https://www.c-loans.com/disclaimer) | [Blog](https://info.c-loans.com/) # Commercial Loans and Fun Blog ## [Discounted Commercial Loans - How To Document Them](https://info.c-loans.com/bid/89546/discounted-commercial-loans-how-to-document-them) Posted by [George Blackburne](https://info.c-loans.com/author/george-blackburne) on Tue, Mar 11, 2014 - [Tweet](https://twitter.com/share) ![discounted commercial loans](https://info.c-loans.com/hs-fs/file-576991011-jpg/images/documentation.jpg?width=327&height=217&name=documentation.jpg)Now that you know that [Blackburne & Sons](http://www.blackburneandsons.com) will buy commercial loan discounted notes, how do you document the file?  If you run across the owner of a commercial loan who needs to discount it, for what documents do you ask? Below is a **Dream List** of the documents that a buyer of a discounted commercial loan would *love* to see.  It is unlikely that you will be able to gather *all* of the documents listed below, but try to get as many of them as possible.  The better your discounted commercial loan is documented, the smaller the size of the discount. 1. Color photos of the property. 2. Copy of Promissory Note and Mortgage* 3. Original title insurance policy (or fresh prelim)* 4. Something showing the payment history* 5. Closing statement from when note was created* 6. Financial statement on the maker/borrower (when the note was created) 7. Credit report on the maker/borrower (when the note was created) 8. Two years’ tax returns on the maker/borrower (when the note was created) 9. Appraisal - an old one is very helpful and a new one is blissful 10. Rent roll and/or commercial leases (when the note was created) 11. Current financial statement of the Maker, current credit report on the Maker, last two years tax returns on the Maker, current Rent Roll, current commercial leases.  The documents listed in item 11 here are *rarely* available. *  Very, very important.   Find out early who has possession of the original Promissory Note and Mortgage.  It is legally impossible to properly assign a note and mortgage to the assignee (buyer of the discounted commercial loan) without delivering the original promissory note. [![Free List of 3,159 Commercial Lenders Sort By Your Own Criteria](https://no-cache.hubspot.com/cta/default/37671/edc33fe8-9d87-477b-bf2f-07a33d3d2d24.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/edc33fe8-9d87-477b-bf2f-07a33d3d2d24) In fact, **if the assignee (buyer of a discounted commercial loan) fails to take physical delivery of the *original* promissory note, and if the assignor (the seller of the discounted commercial loan) later files Chapter 7 bankruptcy, the promissory note becomes the asset of the bankruptcy estate!**  The intended assignee is completely wiped out. You are not going to run across discounted commercial loans every day.  Months from now you may need to refer back to this article for the list of documents to gather.  So be smart.  Please bookmark this page right now. Got a discounted commercial loan right now?  Want to speak to a loan officer?  Please call or email: **BLACKBURNE & SONS REALTY CAPITAL CORPORATION** [Alicia Gandy](mailto:gandy@blackburne.com) - (916) 338-3232 [Desmond Stoll](mailto:dstoll@blackburne.com) - (916) 338-3232 [Tom Blackburne](mailto:tommy@blackburne.com) - (574) 210-6686    [![Apply For a Commercial Loan to Blackburne & Sons](https://no-cache.hubspot.com/cta/default/37671/34e9010d-6f3b-4979-93c2-9e705da5a9fc.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/34e9010d-6f3b-4979-93c2-9e705da5a9fc) Topics: [discounted note documentation](https://info.c-loans.com/topic/discounted-note-documentation) ### George Blackburne III Owner of C-Loans, Inc. ![george blackburne photo](https://info.c-loans.com/hs-fs/images/george-blackburne-photo.jpg?width=156&height=217&name=george-blackburne-photo.jpg) ### Subscribe via E-mail ### Connect with C-Loans ## [![Get the Latest Scoop on C-Loans Inc.](https://no-cache.hubspot.com/cta/default/37671/bacfb58b-143e-40d7-b126-33c182b5b90b.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/bacfb58b-143e-40d7-b126-33c182b5b90b) C-Loans.com® is sponsored by  C-Loans, Inc. — For more information, contact Tom Blackburne 555 University Ave., Suite 150, Sacramento, CA 95825 Telephone: (916) 338-3232 x 317 * Tom Blackburne in Indiana: (574) 210-6686 * Fax: (916) 338-2328 Real Estate Broker -- California Department of Real Estate -- License Number 01330173 Arizona Dept. of Financial Institutions – License Number 0909472 The Florida Mortgage Brokers License Number: 0708758 [Read our many client Success Stories](https://c-loans.com/mortgage-brokers-overview/success-stories/) » © 2025 C-Loans, Inc. 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