Senior debt placement for well-capitalized borrowers — CMBS, bridge, hotel, DSCR / non-QM, B2B factoring, ABL, multi-unit franchise partner buyouts, and MARC manufacturing SBA. $500K to $500M+. Paid at closing only.
CMBS · Bridge · Hotel · DSCR / Non-QM · B2B Factoring · ABL · Partner Buyouts · MARC SBA
Indicative. Final terms depend on sponsor credit, market, and full underwriting.
Flexible
Every deal is different. We find the structure that fits yours.
Fast
Some deals cannot wait. We work with capital sources who know how to move. Working capital funded in as little as 24 hours.
Easy
One conversation. We assess your deal, tell you where it fits, and handle the introduction.
Secure
Your deal goes to the right source — not a mass submission to twenty lenders who all call you back.
Live archetypes from the PeerSense capital advisory desk. Anonymized representative structures drawn from current market underwriting — $5M–$50M+ across CMBS, bridge, hotel, DSCR, and partner buyouts.
Replaces maturing SBA 7(a) — sheds personal guarantees on stabilized cash flow
Structured to close inside the 45/180-day 1031 exchange identification window
Standby seller note credited as equity — minimizes buyer cash injection
Reposition + refi-to-agency exit; carry reserve sized to projected NOI lift
Cash-flow timing solution — no real-estate collateral, no personal guarantees on creditworthy customers
Capital stack engineered around investment-grade tenant pre-lease and PPA
Indicative of deal types our institutional capital advisory desk structures. Not a representation of completed transactions. Specific deal data available under NDA on request.
PeerSense is an institutional capital advisory firm placing senior debt for well-capitalized operators, acquirers, and sponsors who already have their equity in place. Capabilities span CMBS conduit + bridge debt + hotel financing + DSCR / non-QM investor lending for experienced real estate sponsors + B2B invoice factoring + asset-based lending + multi-unit franchise partner buyouts + MARC manufacturing SBA. $500K to $500M+ deal size. Paid at closing only — no retainer, no application fee.
— PeerSense Capital Advisory · Founded by Ed Freeman, Westfield IN
PeerSense is a capital advisory firm that connects well-capitalized borrowers with 500+ institutional lenders for commercial real estate, business acquisitions, franchise financing, and specialty lending. Direct access to a senior PeerSense advisor — not a call center. No retainer. Fee at closing only.
PeerSense is a founder-led capital advisory firm placing senior debt for well-capitalized institutional, mid-market, and growth-stage borrowers nationwide — sponsors who arrive with their equity already in place and need execution-grade debt placement, not capital-stack reconstruction. Ed Freeman helped build two prior companies — including one that sold for $50M — and brings that operator perspective to every debt-placement decision PeerSense advises on.
Strong borrowers get better rates. Here is what lenders look for in each category.
65% LTV, 1.25x DSCR
CMBS non-recourse, typically 6.75–9% (6.25% best case).
Check CMBS Readiness25%+ down, SBA 7(a) up to $5M
Full-leverage acquisition financing with SBA guarantees.
See SBA OptionsInvoice factoring, same-day funding
Working capital for B2B companies with outstanding receivables.
Get Funded TodayReal activity from the PeerSense pipeline — not vanity metrics.
Updated periodically. Borrower identifying details are never displayed.
Anonymized case studies drawn from deal types PeerSense routinely structures across CMBS, hospitality, SBA, bridge, DSCR, mezz, equipment, and franchise buyouts — $400K to $30M+.
Closed at 6.85% / 70% LTV in 58 days; ~$1.0M/yr interest savings vs prior bridge (~10.85% prior, 400 bps spread tightening on $25M).
Sponsor was burning carry on a maturing floating-rate bridge originated during a value-add hold. Underwritten NOI of $2.27M cleared the lender debt-yield floor, and PeerSense ran the three-constraint conduit test in parallel — LTV bound at $17.5M, debt-yield bound at $26.7M, DSCR bound at $20.1M — confirming DSCR was the binding constraint. We pre-cleared three institutional CMBS conduits and selected the desk with the tightest spread on Class B suburban product. The conduit funded at $25M flat with a 3-yr IO window that defers principal long enough for the sponsor to recapture leasing reserves before amortization kicks in.
Refinanced 220-key flagged hotel into 10-year senior CMBS at 7.05% with $3.96M PIP escrow; bridge takeout in 64 days.
Sponsor needed a takeout for a maturing acquisition bridge while simultaneously funding a brand-mandated PIP. Trailing RevPAR of $84 on 72% occupancy underwrote to a stabilized NOI that supported a $24M senior CMBS at 65% LTV — fully refinancing the bridge with no additional layers. PeerSense pre-cleared three institutional CMBS conduits, selected the desk with the cleanest PIP-escrow language, and escrowed $3.96M of the senior proceeds against the brand PIP scope. Non-recourse, 10-year fixed, well below the prior bridge carry. Closed in 64 days.
Buyer acquired 18-yr operating company at 90.9% leverage with 10% cash; closed in 47 days.
Buyer was an industry operator acquiring a long-tenured HVAC business from a retiring founder, with $1.65M purchase price and limited cash reserves. PeerSense routed the file to a PLP-status SBA preferred lender and structured the seller note as a 24-month full-standby instrument so it qualified as equity injection under SBA SOP. Buyer brought 10% cash, the seller carried 10% on standby, and the SBA 7(a) covered the remaining 90.9% — keeping the buyer's working-capital cushion intact. PLP delegated authority compressed credit committee turnaround and closed funding in 47 days.
Funded 18-mo reposition bridge at SOFR+450 (9.50%) with pre-cleared CMBS exit; 28-day close.
Sponsor identified a sub-stabilized Class B office at a price that penciled only with a fast-moving bridge and a clean exit thesis. PeerSense underwrote the business plan in parallel with two paths — institutional bridge debt fund and a non-bank balance-sheet lender — and selected the bridge with the cleanest extension language. Critically, we pre-cleared a CMBS conduit takeout against pro-forma stabilized NOI before the bridge closed, so the exit lender's appetite was confirmed in writing. Bridge funded interest-only at SOFR+450 (~9.50%), 70% LTC, with carry reserve sized to cover the 18-month lease-up runway. Closed in 28 days.
Refinanced stabilized SFR at 7.25% with 1% origination credit; closed in 21 days.
Investor with a 740 FICO needed to extract equity from a stabilized rental to fund the down payment on the next acquisition. Property PITIA penciled at $2,547 against $2,800 in market rent — a 1.10x DSCR that cleared the lender's minimum but compressed the available LTV ladder. PeerSense routed the file to an institutional non-QM DSCR lender with appetite for cash-out at 75% LTV, negotiated a 1% origination credit against a slightly higher coupon, and closed the file in 21 days on the 5/4/3/2/1 prepay structure the investor wanted to preserve flexibility on a 24-month hold.
Closed 50% partner buyout on 4-unit QSR portfolio with 4-layer stack; 71-day close incl. franchise approval.
Operating partner needed to buy out a 50% co-owner across a 4-unit QSR portfolio, with first-year DSCR projected at 0.95x — below SBA's typical 1.15x floor. PeerSense placed the senior $4.25M SBA 7(a) and structured the seller note as a 24-month full-standby instrument so it qualified as equity injection under SBA SOP — eliminating the need for a separate gap layer. The SBA preferred lender accepted the sub-1.0x Y1 coverage on a documented same-store-sales growth forecast and the sponsor's 12-year operating history. Closed in 71 days inclusive of franchisor approval and SBA Form 1919 review.
Funded manufacturing facility + CNC + production line at 90% LTV via 3-way close; 95-day close.
Manufacturing operator needed to acquire its leased facility and simultaneously finance new CNC and a production line, total project $3M. PeerSense structured the deal as an SBA 504 with a participating bank holding the 50% first mortgage and a Certified Development Company taking the 35% second on a 25-year fixed rate at 8.75%. Sponsor equity of $450K (15%) cleared the 504 owner-occupancy and equity-injection rules. Phase I environmental came back clean. PeerSense coordinated the three-way close — bank, CDC, and seller — including the CDC interim/permanent funding sequence and the equipment UCC filings. Funded in 95 days.
Disclaimer: Case studies are anonymized representations of deal types PeerSense routinely structures. All borrower names, specific property addresses, and identifying details have been altered or omitted to protect client confidentiality. Loan amounts, rates, LTVs, and structural details reflect typical institutional terms PeerSense has placed; individual deals vary with credit, sponsor, and market conditions.
“Ed was of great help. We were working with a tight deadline and he secured senior debt quickly, gathering a half dozen term sheets within a week's time. He was pleasant, on top of things, and highly professional. We will certainly work with Ed again, and can strongly recommend his people-connecting skills to anyone interested in high-quality contacts.”
“Ed is an exceptional franchise broker. He offers cost-effective 401(k)/IRA ROBS solutions and SBA funding options that set him apart in the industry. Unlike most, he provides these services without any upfront fees — which is VERY rare to find. Ed also brings helpful tax strategies and ideas to the table. His network is another standout feature — connections include franchise and non-franchise attorneys, investment bankers, financial advisors, tax consultants, and private equity investors.”
“Ed is as good as they come in his field. He is extremely persistent, knowledgeable and willing to go the extra mile for his clients. I worked with Ed for close to two years trying to find a franchise I thought was right for me. I had nearly given up hope. Then Ed called me at 6:30pm on a Friday night and he had found the perfect fit. I ended up purchasing three territories of the men's health franchise Ed presented to me.”
“Ed's expertise in financial solutions has been instrumental in our franchisee's success. He consistently demonstrates an exceptional ability to provide unique and cost-effective 401(k)/IRA ROBS solutions and SBA funding options. His network spans individuals capable of writing multi-million-dollar checks to entities prepared to invest up to one or two billion dollars. What truly sets Edward apart is his dedication to honest and straightforward communication.”
“Ed is an exceptional leader and consultant in the franchising industry. He is consistent and thorough in his follow up and helped our brand execute our first multi-unit franchisee in the Scottsdale market. He works hard for his clients and provides them with the support and guidance to give them confidence in their decision to invest in a franchise.”
“Even after I purchased the Franchise, Ed is still a part of my journey — following up to see if he can help in any way, or just being a friend and asking how things are going. I would highly recommend using Ed's company if you are considering purchasing a franchise. No pressure — only good honest information and guidance.”
“Ed at Peersense was awesome to work with. He has a realistic and no BS outlook on things and he truly cares about finding the right franchise for you. I initially talked to multiple franchise consultants but quickly decided to work exclusively with Ed and he ended up finding the perfect franchise opportunity for me!”
“I've had the pleasure of working with Ed Freeman over the years, and he has been a constant source of encouragement, insight, and creative problem-solving. From providing me with strategic business solutions to coaching me through challenges, Ed has always been generous with his time and expertise. His ability to identify opportunities, offer actionable advice, and genuinely care about others' success sets him apart as a true leader and strategist.”
“Ed is a problem solver and always looking to help individuals and companies achieve their goals. He has the work ethic and communication skills to get in front of decision makers of all shapes and sizes. Ed is a consummate professional and I have enjoyed working with him and getting to know him over the past few years.”
“Ed is a wizard at finding niche, lucrative opportunities and is insanely well connected with investment firms. Certainly a 'go-to' person for thoughts and inspiration. Always willing to be a resource and generous with his time helping others.”
“Mr. Edward Freeman is a self motivated entrepreneur who is a go getter. I have enjoyed working with Mr. Freeman on various projects and found him to be energetic and goal oriented. I highly recommend Mr. Freeman for any projects requiring his expertise.”
“Ed is a very hardworking person who sees the big picture but also pays attention to detail. He does not give up on things and has a lot of drive to compete and succeed. He wants to learn and is not afraid to admit when he does not know something. He is a high integrity person with a very strong work ethic.”
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Our calculators and quiz help you understand your options in 60 seconds.
One 15-minute call. We'll tell you exactly which capital sources fit your deal, what the terms look like, and how fast you can close. No obligation.
500+ capital sources · 899+ SBA lenders tracked · No upfront retainer
Whether you're scaling a manufacturing operation, acquiring a business, developing data center or infrastructure projects, purchasing equipment, expanding a franchise, or financing commercial real estate — PeerSense connects serious operators with the right capital structure for their deal.
Non-recourse securitized mortgages for stabilized properties. Convert bridge/SBA to permanent CMBS at 65%+ LTV.
SBA MARC revolving credit, SBA 504, equipment financing, and working capital stacked for manufacturers.
Institutional debt, private credit, and JV equity for developers and sponsors. $25M to $5B+.
SBA 7(a), CMBS, bridge, and private credit for hotel acquisitions, refis, and renovations.
CMBS, bridge, DSCR rentals, construction, and permanent debt for stabilized properties.
SBA 7(a), seller notes, mezzanine, and conventional for acquisitions $500K to $50M+.
SBA 7(a), multi-unit expansion, resale acquisitions, and working capital for franchisees.
Heavy machinery, fleet vehicles, manufacturing equipment, and technology infrastructure.
Non-bank institutional capital for middle-market borrowers. $5M to $500M+ deal structures.
We work with investors, operators, and acquirers across multiple asset classes
Commercial property acquisitions, multifamily portfolios, bridge financing, and construction loans
Single-unit startups, multi-unit expansion, resale acquisitions, and working capital for established franchisees
SBA and conventional financing for business acquisitions, add-on acquisitions, and management buyouts
Equipment financing, working capital, real estate purchases, and growth capital for established businesses
Free tools, data, and guides to help you understand your financing options — no account required, no strings attached.
Key terms every borrower should know — from amortization to working capital, explained in plain English.
Estimate monthly payments, DSCR ratios, and acquisition capital stacks before you talk to a lender.
Answer 6 questions and get matched to the right loan program for your deal — SBA, DSCR, bridge, or private credit.
Real-world deal breakdowns, SBA program updates, and capital market trends from the PeerSense team.
Live Fed funds rate, prime rate, SBA base rates, and Treasury yields updated in real time.
SBA lending data by industry — approval rates, average loan sizes, default rates, and lender activity.
Common questions about working with PeerSense
Have more questions? We're here to help.
Contact UsAccess to every major financing product through our lender network
Business acquisitions, working capital, equipment
Real estate and heavy equipment purchases
Revolving credit for U.S. manufacturers
Short-term acquisition and repositioning
Rental properties based on cash flow
Stabilized commercial properties
Heavy machinery, vehicles, technology
Operating and capital leases
Long-term equipment financing
Revolving credit for operations
Fast funding for immediate needs
Secured by inventory and receivables
Non-recourse securitized commercial mortgages
Acquisition, refi, and renovation for hospitality
Short-term capital for repositioning or acquisition
PeerSense covers every major capital structure — from CMBS, bridge, and DSCR / non-QM to institutional private credit, mezzanine, factoring, and SBA. Find the right fit for your deal.
Schedule a free consultation to discuss your deal and learn how we can help you secure the right capital structure.
Live benchmark rates from the Federal Reserve Economic Data (FRED). These rates serve as the foundation for commercial lending pricing across all loan products.
Live data temporarily unavailable
Showing last known values from March 2026. Current Prime Rate should be approximately 6.75% (verify at FRED).
Updated: Mar 19, 2026
Updated: Mar 1, 2026
Updated: Mar 19, 2026
Updated: Mar 19, 2026
Updated: Mar 19, 2026
Updated: Mar 19, 2026
Source: Federal Reserve Economic Data (FRED) — Federal Reserve Bank of St. Louis
Rates shown are the most recent published observations. Benchmarks are informational only and do not constitute rate quotes.
Tell us about your deal. Edward will respond within 4 business hours with specific lender options.
$2M–$50M+ | 6.25–11% | 65% LTV | 45–90 day close
$2M–$75M | 8–15% | Close in 2–4 weeks
$1M–$50M+ | Up to 80% LTC | Interest-only during build
$50K–$50M/mo | 1–3% fee | Fund in 24–72 hours
$350K–$5M+ | 10–25 year terms | 10–20% down
$500K–$5M | No personal income docs | 1.0x+ DSCR
500+ capital sources | Response within 4 business hours | No retainers
Three simple steps from inquiry to funding
Share your financing needs, deal structure, and timeline. We listen first.
Our team designs the optimal capital stack and connects you with the right lenders from our network.
We manage the process, negotiate terms, and keep your deal moving toward funding.
Independent capital advisory — not a traditional broker. We structure deals, not push products.
Traditional brokers push products. PeerSense acts as your capital advisor — analyzing your deal, structuring the right financing, and matching you with the best-fit lender. We work for you, not the bank.
PeerSense earns a referral fee at closing — paid by the lender, the borrower, or split between both depending on how the deal is structured. The fee is established upfront in our agreement before any work begins.
Access to 500+ capital sources including banks, credit unions, private lenders, and institutional funds. A bank denial is not a capital denial.
We specialize in transactions that require creative structuring, multiple capital sources, or non-standard terms. From $500K to $5B+.
Real transactions we've structured and closed for clients
Funded a 5-unit QSR franchise acquisition with minimal cash injection
Acquired and stabilized a 48-unit multifamily property in 18 months
Structured a complex acquisition with equipment collateral and cash flow leverage
Financed heavy construction equipment fleet for a regional contractor
Deal details modified to protect client confidentiality