--- title: How To Package a Commercial Loan Application description: Commercial loans are delivered to bank commercial loan officers by email modernly. How do you get him to open your commercial loan package? image: https://info.c-loans.com/hubfs/Sleepy%20banker.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 ## [How To Package a Commercial Loan Application](https://info.c-loans.com/how-to-package-a-commercial-loan-application) Posted by [George Blackburne](https://info.c-loans.com/author/george-blackburne) on Sun, Aug 12, 2018 - [Tweet](https://twitter.com/share) ![Sleepy banker](https://info.c-loans.com/hs-fs/hubfs/Sleepy%20banker.jpg?width=259&name=Sleepy%20banker.jpg)Heavens, salaried commercial loan officers working for banks ***sure can be lazy***.  This is especially true for salaried guys over the age of 50, and loan officers over 50 constitute over 70% of all bank commercial real estate loan officers. These sleepy, old, privileged white guys all have their stable of repeat customers.  They are mainly on salary (zzz), and they are going to close enough commercial real estate loans to meet their quota and earn their bonus.  Why close even one more commercial loan?  They might have to exert themselves.  Arghhh.   [![Don't Be Afraid of First Trust Deeds We've Sold Them For Almost 40 Years](https://no-cache.hubspot.com/cta/default/37671/03fbac0f-e3ed-44d0-a68e-8e8a73b1251d.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/03fbac0f-e3ed-44d0-a68e-8e8a73b1251d)   ![Penguin](https://info.c-loans.com/hs-fs/hubfs/Penguin.jpg?width=521&name=Penguin.jpg)   Oh my goodness, you submit a super-cherry commercial loan application to an old banker.  All he has to do is click on the attached PDF.  You have spoon-fed the guy.  The PDF contains some great color pictures.  You have prepared a ***Pro Forma Income and Expense Statement***.  You have computed the the Loan-to-Value Ratio, and it is less than 70%.  You have computed the ***Debt Service Coverage Ratio*** using the proper [loan constant](https://info.c-loans.com/bid/87564/commercial-loans-cap-rates-and-commercial-loan-constants), and it exceeds 1.25.  The borrower has good credit, and its clear that his ***Net-Worth-To-Loan-Size Ratio*** exceeds 1.0.  It's a slum-dunk deal. But the lazy bum won't even click on your PDF.  You call him four days later - you have foolishly been waiting patiently by the phone - and you ask him what he thought about the deal.  He replies, "I was just about to open it.  I'll do it right now."   [![Submit Your Loan to 750 Commercial Lenders Using C-Loans.com.  It's Free!](https://no-cache.hubspot.com/cta/default/37671/9f0b2bed-fb9b-455d-b8be-17d8f7960a2a.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/9f0b2bed-fb9b-455d-b8be-17d8f7960a2a)   ![Privacy-1](https://info.c-loans.com/hs-fs/hubfs/Privacy-1.jpg?width=470&name=Privacy-1.jpg)   This reminds me of an old joke.  A man finds in his old raincoat pocket a shoe repair ticket (receipt) from ten years ago.  He had dropped off a pair of expensive dress shoes to be reheeled.  "I wonder if that old shoe repair shop is till open?"  He goes into the shop, and the old cobbler is still there. The old man takes the ticket to the back, comes back, and says, "They will be ready by Thursday."  *Ha-ha!* The lesson:  **You must always call your commercial lender about three hours after emailing your commercial loan to him "to confirm receipt of the package."**  You're not really calling to confirm receipt of the package.  You're calling him to boot him in the tush to read the package!   [![Need More Equity For Your Commercial Construction Project?](https://no-cache.hubspot.com/cta/default/37671/0ada1961-ee32-4357-b4e1-d2d748f65cf1.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/0ada1961-ee32-4357-b4e1-d2d748f65cf1)       Just as I despair for old, white commercial real estate loan officers, I absolutely love-love-love Asian women commercial loan officers.  When you call her three hours later, she has already called the borrower, gotten the last of her required documents, and is ordering a BPO.  A ***BPO*** is a Broker's Professional Opinion, a quick estimate of value by a local real estate broker.  Human dynamos. Okay, but 70% of the time we are going to have to deal with the lazy old guys.  This is reality.  How are you going to get this old-timer to look at your deal.  After almost 40 years in the industry, I have concluded that you can't submit your commercial loan as a PDF.  He simply won't open it.   [![Submit a Loan Using C-Loans.com Get TWO Free Training Courses](https://no-cache.hubspot.com/cta/default/37671/dc2ab9a3-f1e5-4983-a6d0-42d80b051745.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/dc2ab9a3-f1e5-4983-a6d0-42d80b051745)   ![Fire safety-3](https://info.c-loans.com/hs-fs/hubfs/Fire%20safety-3.jpg?width=454&name=Fire%20safety-3.jpg)   [![Become a Commercial Mortgage Banker No License Required In Most States.](https://no-cache.hubspot.com/cta/default/37671/d8d9eb7b-5351-443d-aacd-9ecee4be9927.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/d8d9eb7b-5351-443d-aacd-9ecee4be9927)   **You should therefore just initially submit your commercial loan as a simple  Executive Loan Summary, *not as an attachment*, but rather as the email itself.**  Remember, the sleepy, old banker is not going to click on an attachment.  Here's a sample for you to copy:   ABC APARTMENTS 345 MAIN STREET SACRAMENTO, CA   **EXECUTIVE LOAN SUMMARY**                           TYPE OF LOAN REQUEST:  Permanent First Mortgage AMOUNT OF LOAN REQUEST:  $1,000,000 TYPE OF PROPERTY:  Apartment Building NUMBER OF UNITS:  88 GROSS RENTABLE AREA:  34456 sf NET RENTABLE AREA:  23340 sf AGE:  8 years PROPERTY DESCRIPTION 88-unit garden apartment project. The units consist of 78 one-bedroom units of 1,112 square feet each plus 10 studios of 836 square feet.  The property is in good condition, but the parking lot needs to be resurfaced.  The proceeds will be used to resurface the parking lot and install washers and dryers in each unit.   ![Apartment thumb](https://info.c-loans.com/hs-fs/hubfs/Apartment%20thumb.jpg?width=381&name=Apartment%20thumb.jpg)   VALUE OF THE PROPERTY:  $2,000,000 LOAN TO VALUE RATIO:  66.7% DEBT SERVICE COVERAGE RATIO:  1.35 based on a 5.25, 30-year constant INTEREST RATE DESIRED:  5.25% LOAN FEE DESIRED:  1 point AMORTIZATION SCHEDULE REQUESTED:  30 years TERM DESIRED:  30 years SPECIAL ISSUES The borrower was forced to declare a Chapter 11 bankruptcy when he suddenly inherited in the property from his grandmother, only to find that she was just two weeks from a foreclosure sale. He liquidated some stocks and bonds, brought the loan current, and dismissed the bankruptcy, all within 30 days of inheriting the property. His personal credit has always been immaculate. NAME OF BORROWER:  Steve & Marsha Smith TYPE OF ENTITY:  Individuals OCCUPATION:  Attorney ANNUAL INCOME:  $450,000 NET WORTH:  $5,000,000 to $10,000,000 CREDIT:  Very Good CREDIT SCORE:  760   Bob the Loan Officer, I have a complete package ready for you.  Just call me, [Tom Blackburne](mailto:tommy@blackburne.com), Blackburne & Sons Realty Capital Corporation, at 916-338-3232.   [![Apply to 218 Different SBA Lenders  Using the Same Four-Minute Application](https://no-cache.hubspot.com/cta/default/37671/021eee15-e2fd-4518-a9ab-7d26584681f1.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/021eee15-e2fd-4518-a9ab-7d26584681f1)   [![Apply To 93 Different USDA Lenders Six At a Time Until One Says Yes](https://no-cache.hubspot.com/cta/default/37671/b0cadc50-ab55-446c-82fa-6b3455ed45ff.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/b0cadc50-ab55-446c-82fa-6b3455ed45ff)   ![Mt. Rushmore-1](https://info.c-loans.com/hs-fs/hubfs/Mt.%20Rushmore-1.jpg?width=507&name=Mt.%20Rushmore-1.jpg)   [![Franchise financing](https://no-cache.hubspot.com/cta/default/37671/505104e3-6949-4012-9306-045d6a5913f7.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/505104e3-6949-4012-9306-045d6a5913f7)   Now your commercial loan officer at the bank has no excuse for not looking at the deal. IMPORTANT WARNING: If you are a regular reader, you know that you can trade one commercial real estate loan officer working at a bank or a credit union for my [commercial mortgage marketing course](https://info.c-loans.com/get-a-free-commercial-mortgage-marketing-course), my fabulous [Income Property Underwriting Manual](http://www.c-loans.com/free-underwriting-manual), a copy of my battle-tested [commercial mortgage broker fee agreement](https://info.c-loans.com/get-a-free-fee-agreement), or a copy of a [Regional Blackburne List](https://info.c-loans.com/trade-one-banker-for-seven-hundred-and-fifty-commercial-lenders) with 750 commercial lenders.   [![Are Hard Money Mortgage Funds a Ponzi Scheme?](https://no-cache.hubspot.com/cta/default/37671/a4fa0eaa-2826-42c5-9891-8c72126ee384.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/a4fa0eaa-2826-42c5-9891-8c72126ee384)   ![Donkey Pic](https://info.c-loans.com/hs-fs/hubfs/Donkey%20Pic.jpg?width=390&name=Donkey%20Pic.jpg)   [![Apply For Commercial Loan From a Life Company](https://no-cache.hubspot.com/cta/default/37671/d17454de-2dbd-4a79-ba38-00103679293a.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/d17454de-2dbd-4a79-ba38-00103679293a)   You can also trade ten commercial real estate loan officers for a free copy of my famous 9-hour course, How to Broker Commercial Loans, a free copy of my super-important course, How To Find Your Own Private Mortgage Investors, or my very best course, the [Practice of Commercial Mortgage Brokerage](http://www.c-loans.com/mortgage-brokers/the-practice-of-commercial-mortgage-brokerage), which has over 60 important and practical lessons.  [Please click here for details](https://info.c-loans.com/free-549-training-course). That's the good news.   [![Earn 11% to 12% Interest Since 1980](https://no-cache.hubspot.com/cta/default/37671/80333ce3-b6a5-4bf7-9687-52c156ed5457.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/80333ce3-b6a5-4bf7-9687-52c156ed5457)   ![Making a Baby](https://info.c-loans.com/hs-fs/hubfs/Making%20a%20Baby.jpg?width=400&name=Making%20a%20Baby.jpg)   [![Nine-Hour Video Training Course How to Broker Commercial Loans](https://no-cache.hubspot.com/cta/default/37671/2fa994cb-f6ac-4671-821f-b4bd48cb5f1f.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/2fa994cb-f6ac-4671-821f-b4bd48cb5f1f)   The bad news is that so many brokers have taken advantage of this course  that [CommercialMortgage.com](http://www.commercialmortgage.com) is now packed with over 3,000 commercial lenders.  We don't need any more.  We have dozens of banks and credit unions for every state (although Alaska is admittedly a little light). My offer to make this trade ends on August 31st.  Any list submitted after August 31st will be ignored.  Fair warning.   [![Few Investors Are Earning 9% in Their Bond Portfolios](https://no-cache.hubspot.com/cta/default/37671/9d3f0617-aab6-48ea-a199-19e61e1cdb25.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/9d3f0617-aab6-48ea-a199-19e61e1cdb25)   ![Microwave](https://info.c-loans.com/hs-fs/hubfs/Microwave.jpg?width=500&name=Microwave.jpg)   [![Apply For Preferred Equity or a Commercial Scond Mortgage](https://no-cache.hubspot.com/cta/default/37671/e756b15b-fc7d-410b-bf79-5c96d02682f3.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/e756b15b-fc7d-410b-bf79-5c96d02682f3)   Guys, if you are a commercial mortgage broker, and you are not using [CommercialMortgage.com](http://www.commercialmortgage.com) several times per week, you are a *stupido*.  Geesch, it has over 3,000 different commercial lenders, and its ***free!***   ***[![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)***   ***![Miley](https://info.c-loans.com/hs-fs/hubfs/Miley.jpg?width=318&name=Miley.jpg)***   ***[![Subscribe To Blog](https://no-cache.hubspot.com/cta/default/37671/7636800d-cf5e-48c6-88cb-f71c131eb6ee.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/7636800d-cf5e-48c6-88cb-f71c131eb6ee)***     Topics: [Packaging a commercial loan](https://info.c-loans.com/topic/packaging-a-commercial-loan) ### 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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