Commercial lending for (intentionally) underperforming property
I'm in contract on kind of a unique property. It's essentially a 4 bed / 2.5 ba SFR semi-attached to a five room motel. It's in a popular year-round tourist destination with a shortage of hotels and heavy restrictions on STRs. Property is exempt from STR permitting because the jurisdiction considers it to be a commercial lodging establishment.
We've been pursuing an SBA 504 loan for it, which was going well until we discovered that the sellers have operated it only part-time the last 12 years -- intentionally blocking 60% of available room-nights because they just weren't up for running it full time in their retirement. They've also used no rev management whatsoever, just a fixed nightly rate. So their historical financials suck.
Because of that, we are getting a lot of "no's" from SBA partner banks. Even with a solid biz plan showing we can 3X their revenue just by switching to full-time operation and using modern rev management. Backed up by market RevPAR data.
Looking for lenders who might be more open to looking at an easy turnaround. As an SBA 504 partner lender or not.