Subject: Quick question about your [property/business] in Farmington
Body: Hi [First Name],
I'm reaching out because I help local business owners in Southeast Missouri secure commercial real estate financing — purchase, refinance, or expansion.
I noticed [personalized observation about their business/property]. Many owners in your situation are taking advantage of [current rate environment / SBA programs / flexible terms] right now.
Would you be open to a 15-minute call this week to see if there's a fit? No obligation — I just want to understand your situation and see if I can help.
Best, Tyler Birkenmeier [phone] | Farmington, MO
Subject: Financing options for your [LoopNet/Crexi] listing on [Street Name]
Body: Hi [Name],
I saw your [property type] listing at [address]. I work with buyers who need commercial financing, and I also help sellers by connecting qualified borrowers to lenders who can close quickly.
A lot of deals fall apart because the buyer can't get financing fast enough. I bridge that gap — I pre-qualify buyers and match them with lenders who specialize in [property type] loans.
If you've got a buyer who's struggling with financing, or you want to make your listing more attractive by having a financing partner ready to go, let's talk. 10 minutes.
Tyler Birkenmeier [phone] | Farmington, MO
Subject: [Referrer Name] suggested we connect
Body: Hi [First Name],
[Referrer Name] from [Chamber / business / context] mentioned you might be looking at [financing need]. I help business owners in Farmington and across SE Missouri find the right commercial loan — SBA, conventional, bridge, whatever fits.
I'm not a banker. I'm a broker, which means I shop your deal to multiple lenders so you get the best terms, not just what one bank offers.
Got 15 minutes this week? I'll ask a few questions, you tell me your situation, and I'll tell you honestly whether I can help.
Tyler Birkenmeier [phone] | Farmington, MO
Hi [First Name] — I help business owners in SE Missouri find commercial real estate financing (purchase, refi, expansion). Seeing some great rates right now for [property type] deals. Worth a quick chat?
Opener (30 seconds): "Hey [Name], this is Tyler Birkenmeier. I'm a commercial financing broker here in Farmington. I'm not calling to sell you anything — I just wanted to introduce myself and see if there's a way I can be helpful. Got two minutes?"
If yes — Discovery questions (take notes): 1. "Tell me about your business — how long have you been at it?" 2. "Do you own or lease your current [building / space / facility]?" 3. "What's your biggest headache with the current setup? Too small? Lease going up? Want to own?" 4. "Have you looked at financing before? What happened?" 5. "If money wasn't the obstacle, what would you do differently with your business/property in the next 12 months?"
Close: "That's really helpful. Based on what you've told me, I think a [SBA 7a / conventional / bridge] loan could work well for your situation. Here's what I'd do next: [explain one concrete step — e.g., 'I'll talk to a couple lenders I work with and see what terms they'd offer for a deal like yours.']
No cost, no commitment — I only get paid when you close and you're happy with the deal. Sound fair?"
"Hey [Name], Tyler again. I checked with [Lender Name] about your deal. Good news — they think [deal type] is doable at roughly [rate/terms range]. Want me to put together the application package? Here's what I'd need from you..."
| Objection | Response |
|---|---|
| "I already have a bank" | "That's actually great — it means you're bankable. But here's the thing: your bank can only offer you THEIR loan products. I shop 5-10 lenders at once. If your bank gives you 7% and I find you 6%, that's [$$] in your pocket. Worth a 10-minute check?" |
| "Not interested right now" | "Totally fair. Mind if I check back in 3 months? Things change quick and I'd hate for you to miss a window." |
| "I don't need financing" | "Understood. But quick question — if you COULD buy that building instead of leasing, or expand without touching your operating cash, would that change anything for your business?" |
| "Rates are too high" | "I hear that a lot. But here's what most owners don't realize — commercial lenders have products right now in the [5-7% range] for strong borrowers. And you can always refi later if rates drop. The cost of waiting is usually higher than the rate." |
| "I don't know you" | "You're right, you don't. That's why I'm offering a 10-minute call with zero commitment. Worst case, you learn something. Best case, I save you money. Here's my [LinkedIn / website / Chamber membership]." |
| "Send me some info" | "Happy to. What specifically do you want to see — rates for your property type, SBA program details, or a ballpark of what you'd qualify for? Give me 2 minutes of detail and I'll send exactly what's relevant, not a brochure." |
| "I need to think about it" | "Of course. What's the one thing you'd need to know to make a decision? Let me answer that now so you don't have to wonder." |
| Lender | Contact | Program | Min Loan | Max Loan | Notes | Status |
|---|---|---|---|---|---|---|
| Gelt Financial | Jack Miller, President | Bridge, hard money, commercial | $100K | $5M | Since 1989, broker-friendly, FL-based | NOT CONTACTED |
| The Mortgage Calculator | — | Business purpose referral | $100K | $5M | Referral fee program, no license needed | NOT CONTACTED |
| Blackburne & Sons | — | Commercial referral | — | — | 20% of net loan fee as referral | NOT CONTACTED |
| REIL Capital | — | Business loan affiliate | — | — | 10-30% commission per funded deal | NOT CONTACTED |
| Avana Capital | — | SBA 7a, commercial | — | — | Broker partnerships, guides available | NOT CONTACTED |
| Loan Type | Best For | Typical Rate | Term | Max LTV |
|---|---|---|---|---|
| SBA 7(a) | Owner-occupied purchase, expansion, working capital | 6-8% | Up to 25 yrs | 85-90% |
| SBA 504 | Owner-occupied real estate purchase, heavy equipment | 5-7% | 10-25 yrs | 90% |
| Conventional Commercial | Investment property, strong borrower | 5.5-8% | 5-25 yrs | 70-80% |
| Bridge / Hard Money | Quick close, rehab, value-add, credit issues | 9-14% | 6-24 months | 65-75% |
| Equipment Financing | Machinery, vehicles, tech | 5-15% | Equipment life | Up to 100% |