Is there a marketplace for co-signers?

[Jace Holt]

I am doing a project where equity investors do not have to sign a guarantee. However the bank financed portion will require one or multiple people to guarantee the loan with a net worth equal or greater than the loan amount. I am offering a fee for the guarantors. I patterned this structure after some other larger operators I've worked with. 

My question: Is there a market place or groups or directories of parties who offer guarantees?

I have used directories for hard money lenders and other service providers so I figured I would see if there is something for this.

[Greg Scott]

From your description, I'm not exactly clear what you are struggling with.

I have been involved in several deals with agency debt that are non-recourse loans.   Freddie and Fannie require guarantors with collective net worth greater than the loan, along with some liquidity requirements.   The people signing on the note are called Key Principals.  Typically the General Partner provides them compensation for help in qualifying for the loan. 

Even though it is non-recourse debt, there is risk for the Key Principals.  If the General Partner commits fraud, the "bad boy" carve-outs in the loan would allow Freddie and Fannie to go after the KPs for any amounts lost.  Also, if the GP gets in trouble with Freddie or Fannie, it may eliminate the ability of each KP to qualify for future agency debt.  This is why the KPs deserve some compensation for the risk they are taking.

In short, you need some friends with deep pockets, ones that are willing to take on some risk for a cut of the action.