Due Diligence Checklists - For Commercial Real Estate Transactions

Planning to purchase or finance Commercial or Industrial Real Estate? Shopping Center? Office Building? Restaurant/Banquet property? Parking Lot? Storefront? Gas Station? Manufacturing facility? Warehouse? Logistics Terminal? Medical Building? Nursing Home? Hotel/Motel? Pharmacy? Bank facility? Sports and Entertainment Arena? Other?

A KEY to investing in commercial real estate is performing an adequate Due Diligence Investigation to assure you know all material facts to make a wise investment decision and to calculate your expected investment yield.

Business Commercial Financing Loan

The following checklists are designed to help you conduct a focused and meaningful Due Diligence Investigation.

Due Diligence Checklists - For Commercial Real Estate Transactions

Basic Due Diligence Concepts:

Commercial Real Estate transactions are NOT similar to large home purchases.

Caveat Emptor: Let the Buyer beware.

Consumer protection laws applicable to home purchases seldom apply to commercial real estate transactions. The rule that a Buyer must examine, judge, and test for himself, applies to the purchase of commercial real estate.

Due Diligence: "Such a measure of prudence, activity, or assiduity, as is proper to be expected from, and ordinarily exercised by, a reasonable and prudent [person] under the particular circumstances; not measured by any absolute standard, but depending upon the relative facts of the special case." Black's Law Dictionary; West Publishing Company.

Contractual representations and warranties are NOT a substitute for Due Diligence.

Breach of representations and warranties = Litigation, time and money.

WHAT DILIGENCE IS DUE?

The scope, intensity and focus of any due diligence investigation of commercial or industrial real estate depends upon the objectives of the party for whom the investigation is conducted. These objectives may vary depending upon whether the investigation is conducted for the benefit of (i) a Strategic Buyer (or long-term lessee); (ii) a Financial Buyer; (iii) a Developer; or (iv) a Lender.

If you are a Seller, understand that to close the transaction your Buyer (and its Lender) must address all issues material to its objective - some of which require information only you, as Owner, can adequately provide.

GENERAL OBJECTIVES:

(i) A "Strategic Buyer" (or long-term lessee) is acquiring the property for its own use and must verify that the property is suitable for that intended use.

(ii) A "Financial Buyer" is acquiring the property for the expected return on investment generated by the property's income stream, and must determine the amount, velocity and durability of the revenue stream. A sophisticated Financial Buyer will likely calculate its yield based upon discounted cash-flows rather than the must less precise capitalization rate ("cap rate"), and will need adequate financial information to do so.

(iii) A "Developer" is seeking to add value by changing the character or use of the property - usually with a short-term to intermediate-term exit strategy to dispose of the property; although, a Developer might plan to hold the property long term as Financial Buyer after development or redevelopment. The Developer must focus on whether the planned change is character or use can be accomplished in a cost-effective manner. A developer conducting due diligence will focus on issues involving market demand, access, use and finances.

(iv) A "Lender" is seeking to establish two basic lending criteria:

1. "Ability to Repay" - The ability of the property to generate sufficient revenue to repay the loan on a timely basis; and

2. "Sufficiency of Collateral" - The objective disposal value of the collateral in the event of a loan default, to assure adequate funds to repay the loan, carrying costs and costs of collection in the event forced collection becomes necessary.

The amount of diligent inquiry due to be expended (i.e. "Due Diligence") to investigate any particular commercial or industrial real estate project is the amount of inquiry required to answer each of the following questions to the extent relevant to the objectives of the party conducting the investigation:

I. THE PROPERTY:

1. Exactly what PROPERTY does Purchaser believe it is acquiring?

(a) Land?

(b) Building?

(c) Fixtures?

(d) Other Improvements?

(e) Other Rights?

(f) The entire fee title interest including all air rights and subterranean rights?

(g) All development rights?

2. What is Purchaser's planned use of the Property?

3. Does the physical condition of the Property permit use as planned?

(a) Commercially adequate access to public streets and ways?

(b) Sufficient parking?

(c) Structural condition of improvements?

(d) Environmental contamination?

(i) Innocent Purchaser defense vs. exemption from liability

(ii) All Appropriate Inquiry

4. Is there any legal restriction to Purchaser's use of the Property as planned?

(a) Zoning?

(b) Private land use controls?

(c) Americans with Disabilities Act?

(d) Availability of licenses?

(i) Liquor license?

(ii) Entertainment license?

(iii) Outdoor dining license?

(iv) Drive through windows permitted?

(e) Other impediments?

5. How much does Purchaser expect to pay for the property?

6. Is there any condition on or within the Property that is likely to increase Purchaser's effective cost to acquire or use the Property?

(a) Property owner's assessments?

(b) Real estate tax in line with value?

(c) Special Assessment?

(d) Required user fees for necessary amenities?

(i) Drainage?

(ii) Access?

(iii) Parking?

(iv) Other?

7. Any encroachments onto the Property, or from the Property onto other lands?

8. Are there any encumbrances on the Property that will not be cleared at Closing?

(a) Easements?

(b) Covenants Running with the Land?

(c) Liens or other financial servitudes?

(d) Leases?

9. Leases?

(a) Security Deposits?

(b) Options to Extend Term?

(c) Options to Purchase?

(d) Rights of First Refusal?

(e) Rights of First Offer?

(f) Maintenance Obligations?

(g) Duty on Landlord to provide utilities?

(h) Real estate tax or CAM escrows?

(i) Delinquent rent?

(j) Pre-Paid rent?

(k) Tenant mix/use controls?

(l) Tenant exclusives?

(m) Tenant parking requirements?

(n) Automatic subordination of Lease to future mortgages?

(o) Other material Lease terms?

10. New Construction?

(a) Availability of construction permits?

(b) Utilities?

(c) NPDES (National Pollutant Discharge Elimination System) Permit?

(i) Phase 2 effective March 2003 - Permit required if earth is disturbed on one acre or more of land.

(ii) If applicable, Storm Water Pollution Prevention Plan (SWPPP) is required.

II. THE SELLER:

1. Who is the Seller?

(a) Individual?

(b) Trust?

(c) Partnership?

(d) Corporation?

(e) Limited Liability Company?

(f) Other legally existing entity?

2. If other than natural person, does Seller validly exist and is Seller in good standing?

3. Does the Seller own the Property?

4. Does Seller have authority to convey the Property?

(a) Board of Director Approvals?

(b) Shareholder or Member approval?

(c) Other consents?

(d) If foreign individual or entity, are any special requirements applicable?

(i) Qualification to do business in jurisdiction of Property?

(ii) Federal Tax Withholding?

(iii) US Patriot Act compliance?

5. Who has authority to bind Seller?

6. Are sale proceeds sufficient to pay off all liens?

III. THE PURCHASER:

1. Who is the Purchaser?

2. What is the Purchaser/Grantee's exact legal name?

3. If Purchaser/Grantee is an entity, has it been validly created and is it in good standing?

(a) Articles or Incorporation - Articles of Organization

(b) Certificate of Good Standing

4. Is Purchaser/Grantee authorized to own and operate the Property and, if applicable, finance acquisition of the Property?

(a) Board of Director Approvals?

(b) Shareholder or Member approval?

(c) If foreign individual or entity, are any special requirements applicable?

(i) Qualification to do business in jurisdiction of the Property?

(ii) US Patriot Act compliance?

(iii) Bank Secrecy Act/Anti-Money Laundering compliance?

5. Who is authorized to bind the Purchaser/Grantee?

IV. PURCHASER FINANCING:

A. BUSINESS TERMS OF THE LOAN:

What loan terms have the Purchaser, as Borrower, and its Lender agreed to?

(a) What is the amount of the loan?

(b) What is the interest rate?

(c) What are the repayment terms?

(d) What is the collateral?

(i) Commercial real estate only?

(ii) Real estate and personal property together?

(e) First lien? A junior lien?

(f) Is it a single advance loan?

(g) A multiple advance loan?

(h) A construction loan?

(i) If it is a multiple advance loan, can the principal be re-borrowed once repaid prior to maturity of the loan; making it, in effect, a revolving line of credit?

(j) Are there reserve requirements?

(i) Interest reserves?

(ii) Repair reserves?

(iii) Real estate tax reserves?

(iv) Insurance reserves?

(v) Environmental remediation reserves?

(vi) Other reserves?

(k) Are there requirements for Borrower to open business operating accounts with the Lender? If so, is the Borrower obligated to maintain minimum compensating balances?

(l) Is the Borrower required to pledge business accounts as additional collateral?

(m) Are there early repayment fees or yield maintenance requirements (each sometimes referred to as "pre-payment penalties")?

(n) Are there repayment blackout periods during which Borrower is not permitted to repay the loan?

(o) Is there a Loan Commitment fee or "good faith deposit" due upon Borrower's acceptance of the Loan Commitment?

(p) Is there a loan funding fee or loan brokerage fee or other loan fee due Lender or a loan broker at closing?

(q) What are the Borrower's expense reimbursement obligations to Lender? When are they due? What is the Borrower's obligation to pay Lender's expenses if the loan does not close?

B. DOCUMENTING THE COMMERCIAL REAL ESTATE LOAN

Does Purchaser have all information necessary to comply with the Lender's loan closing requirements?

Not all loan documentation requirements may be known at the outset of a transaction, although most commercial real estate loan documentation requirements are fairly typical. Some required information can be obtained only from the Seller. Production of that information to Purchaser for delivery to its lender must be required in the purchase contract.

As guidance to what a commercial real estate lender may require, the following sets forth a typical Closing Checklist for a loan secured by commercial real estate.

Commercial Real Estate Loan Closing Checklist

1. Promissory Note

2. Personal Guaranties (which may be full, partial, secured, unsecured, payment guaranties, collection guaranties or a variety of other types of guarantees as may be required by Lender).

3. Loan Agreement (often incorporated into the Promissory Note and/or Mortgage in lieu of being a separate document)

4. Mortgage [sometimes expanded to be a Mortgage, Security Agreement and Fixture Filing]

5. Assignment of Rents and Leases

6. Security Agreement

7. Financing Statement (sometimes referred to as a "UCC-1", or "Initial Filing")

8. Evidence of Borrower's Existence In Good Standing; including

(a) Certified copy of organizational documents of borrowing entity (including Articles of Incorporation, if Borrower is a corporation; Articles of Organization and written Operating Agreement, if Borrower is a limited liability company; Certified copy of trust agreement with all amendments, if Borrower is a land trust or other trust; etc.)

(b) Certificate of Good Standing (if a corporation or LLC) or Certificate of Existence (if a limited partnership) or Certificate of Qualification to Transact Business (if Borrower is an entity doing business in a State other than its State of formation)

9. Evidence of Borrower's Authority to Borrow; including

(a) a Borrower's Certificate;

(b) Certified Resolutions

(c) Incumbency Certificate

10. Satisfactory Commitment for Title Insurance (which will typically require, for analysis by the Lender, copies of all documents of record appearing on Schedule B of the title commitment which are to remain after closing), with required commercial title insurance endorsements, often including:

(a) Affirmative Creditors Rights Endorsement (extending coverage over policy exclusion 7 and policy exclusions 3(a) and 3(d) as they relate to creditor's rights matters)

(b) ALTA 3.1 Zoning Endorsement modified to include parking

(c) ALTA Comprehensive Endorsement 1

(d) Location Endorsement (street address)

(e) Access Endorsement (vehicular access to public streets and ways)

(f) Contiguity Endorsement (the insured land comprises a single parcel with no gaps or gores)

(g) PIN Endorsement (insuring that the identified real estate tax permanent index numbers are the only applicable PIN numbers affecting the collateral and that they relate solely to the real property comprising the collateral)

(h) Usury Endorsement (insuring that the loan does not violate any prohibitions against excessive interest charges)

(i) other title insurance endorsements applicable to protect the intended use and value of the collateral, as may be determined upon review of the Commitment for Title Insurance and Survey or arising from the existence of special issues pertaining to the transaction or the Borrower.

11. Current ALTA Survey (3 sets), [typically prepared in accordance with 2005 Minimum Standard Detail for ALTA/ACSM Land Title Surveys, certified to the lender, Buyer and the title insurer, including items 1 through 4, 6, 7(a), 7(b)(1), 8 through 11(a) and 14 from the Surveyor's "Optional Survey Responsibilities and Specifications" referred to as "Table A"].

12. Current Rent Roll

13. Certified copy of all Leases (3 sets)

14. Lessee Estoppel Certificates

15. Lessee Subordination, Non-Disturbance and Attornment Agreements [sometimes referred to simply as "SNDAs"].

16. UCC, Judgment, Pending Litigation, Bankruptcy and Tax Lien Search Report

17. Appraisal (must comply with Title XI of FIRREA (Financial Institutions Reform, Recovery and Enforcement Act of 1989, as amended)

18. Environmental Site Assessment Report (sometimes referred to as Environmental Phase I and/or Phase 2 Audit Reports)

19. Environmental Indemnity Agreement (signed by Borrower and guarantors)

20. Site Improvements Inspection Report

21. Evidence of Hazard Insurance naming Lender as the Mortgagee/Lender Loss Payee; and Liability Insurance naming Lender as an "additional insured" (sometimes listed as simply "Acord 27 and Acord 25, respectively)

22. Legal Opinion of Borrower's Attorney

23. Credit Underwriting documents, such as signed tax returns, property operating statements, etc. as may be specified by Lender

24. Compliance Agreement (sometimes also called an Errors and Omissions Agreement), whereby the Borrower agrees to correct, after closing, errors or omissions in loan documentation.

It is useful to become familiar with the Lender's loan documentation requirements as early in the transaction as practical. The requirements will likely be set forth with some detail in the lender's Loan Commitment - which is typically much more detailed than most loan commitments issued in residential transactions.

Conducting the Due Diligence Investigation in a commercial real estate transaction can be time consuming and expensive in all events.

If the loan requirements cannot be satisfied, it is better to make that determination during the contractual "due diligence period" - which typically provides for a so-called "free out" - rather than at a later date when the earnest money may be at risk of forfeiture or when other liability for failure to close may attach.

CONCLUSION

Conducting an effective due diligence investigation in a commercial real estate transaction to discover all material facts and conditions affecting the Property and the transaction is of critical importance.

Unlike owner occupied residential real estate, when a house can nearly always be occupied as the purchaser's home, commercial real estate acquired for business use or for investment is impacted by numerous factors that may affect its use and value.

The existence of these factors and their affect on a Purchaser's ability to use the Property for its intended use and on the Purchaser's projected investment yield can only be discovered through diligent investigation and attention to detail.

The circumstances of each transaction will determine what degree of diligence is required. The level of diligence required under the circumstances is the diligence that is due.

Exercise Due Diligence.

Due Diligence Checklists - For Commercial Real Estate Transactions

How To Start A Commercial Laundry Business

One of the most recession-proof investments is operating a commercial laundry business, which has a typical ROI of 20% to 30%! It has been classified as one of the safest investments and has several benefits. It is great as a part-time job, require no prior experience, can be located almost any where and still be profitable especially so when located in minority community, low income neighborhoods. There are tax benefits and the equity grows fast.

Things to Consider While Starting a Commercial Laundry Business:

Business Commercial Financing Loan

It is recommended to have a business plan that is well thought out and carefully drafted. The next important step is determining what kind of a business entity it will be, properly estimating the startup, and operating costs. It will be very helpful if you can formulate a good loan proposal. The financial institutions and banks will look at your personal credit history; check your bank statements as well as your tax returns for the last three years, your credit profile and determine if you are worth investing in and if your business will have the capacity to help you pay off the loan. It will be easier to get a secured loan at a lower interest rate than an unsecured loan at higher interest rates. It is necessary to get a loan, as equipment costs at startup can be very high. However, loan repayment may not be a problem as cash flow from ,000 to 0,000 per year, and as mentioned above a ROI of 20 to 30%.

How To Start A Commercial Laundry Business

Selecting the right number of equipments suitable for your operations, making sure they have provisions for coin operations is another feature.

Getting the necessary licenses and permits in order to operate legally is another important aspect to be dealt with carefully.
Determining if you are employing staff and if so how many, their wages etc. have to be determined too. It will be better to hire staff that can also fix any problems as well as undertake repairs of the machine.

Laundry businesses require 1500 to 5000 sq. ft. of retail space and are usually leased for durations of 10 to 25 years with option periods included in some cases. Select a shopping complex or an area with a large student or tenant population. Make sure you can afford the rent and get professional help of an attorney before signing the lease agreement.

Determine how you will advertise and market your services in your locality and device ways to retain customers. Try using leaflets distribution, which may be effective.

Determine the hours of operation; some Laundromats are open all day or use a timer system to open and close the door as per a preset timing schedule.

These are some tips on how to start a commercial laundry business.
Commercial laundry business is thus a very reliable and profitable investment requiring minimum supervision and has very low operating costs.

How To Start A Commercial Laundry Business

TV Commercials

Television is one of the biggest inventions of the 20th century, and it revolutionized our lives. TV waves reach the living rooms of people all across the world. Almost all organizations find television the best medium for marketing or launching their products. People directly relate to the programs or commercials and can be influenced by them.

Television commercials have opened the gates of effective advertisement. The growing popularity of television has proved to be a boon to different types of enterprises, be it commercial, informative, or entertainment. There are many programs on television like the news, comedy shows, documentaries and soap operas that are viewed by millions of people. Commercials are placed in a short time frame within these programs, exposing products to the maximum amount of viewers. Companies pay a significant amount to get their advertisements aired. The higher the ratings of the program, the more expensive the ads are - because they reach more people when they air on higher-rated shows, thus, are more effective ads.

Business Commercial Financing Loan

The commercials aired today are different from the ones aired 50 years ago. The kind of products advertised, their content, and form have undergone many changes. Innovations in technology have made way for more effective forms of advertising. Companies are sensitive to the ever-changing needs and habits of the public and keep this aspect in mind while designing commercials for adults, children and the youth.

TV Commercials

Most TV commercials today are produced by advertising agencies. A vast majority of commercials consist of brief advertising spots, ranging in length from a few seconds to several minutes. Commercials of this sort have been used to sell literally every product imaginable over the years, from household products to goods and services, to political campaigns. Television commercials are said to have a tremendous impact on the viewing public. Even a candidate seeking election uses TV commercials in order to wage a successful election campaign.

TV Commercials

How to Finance a Truck With No Money Down?

To help our clients make an informed decision when choosing a cheap truck loan for their business, we have spent years building relationships with many lenders that have special loans for the purchase of trucks and other heavy equipment. We are aware of all options in seeking financing for trucks and can save our clients thousands of dollars over the life of your loan.

In checking with the credit bureau, many lending institutions look at automobile loans closer than any other type of loan, mortgage loans other than to verify your credit standing. Not many know owner operators know about no credit check semi truck opportunities that are available at dealerships.

Business Commercial Financing Loan

Semi truck financing is still available for a new business, but lenders have almost ceased to provide funding for the new owner / operator truck drivers. One of our lenders does not check credit score, a big BUT, BUT, they do not want to see any negative marks in the last two years. The most popular commercial truck financing for a new business is to buy off-lease / repo trucks with no money down financing. Before your loan is submitted to any lender, carefully review all factors surrounding your loan to make sure you get you approved!

How to Finance a Truck With No Money Down?

There is never a charge to either buyer or seller. Even if you have had a recent bankruptcy, you can still get a new or used vehicle. We want your buying experience to be positive, quick and without complications. These are some answers to frequently asked questions about our company and services we offer regarding automotive financing.

How to Finance a Truck With No Money Down?

Business Analyst Finance Domain Sample Resume

This is just a sample Business Analyst resume for freshers as well as for experienced job seekers in Finance domain of business analyst or system analyst. While this is only a sample resume, please use this only for reference purpose, do not copy the same client names or job duties for your own purpose. Always make your own resume with genuine experience.

Name: Justin Megha

Business Commercial Financing Loan

Ph no: XXXXXXX

Business Analyst Finance Domain Sample Resume

your email here.

Business Analyst, Business Systems Analyst

SUMMARY

Accomplished in Business Analysis, System Analysis, Quality Analysis and Project Management with extensive experience in business products, operations and Information Technology on the capital markets space specializing in Finance such as Trading, Fixed Income, Equities, Bonds, Derivatives(Swaps, Options, etc) and Mortgage with sound knowledge of broad range of financial instruments. Over 11+ Years of proven track record as value-adding, delivery-loaded project hardened professional with hands-on expertise spanning in System Analysis, Architecting Financial applications, Data warehousing, Data Migrations, Data Processing, ERP applications, SOX Implementation and Process Compliance Projects. Accomplishments in analysis of large-scale business systems, Project Charters, Business Requirement Documents, Business Overview Documents, Authoring Narrative Use Cases, Functional Specifications, and Technical Specifications, data warehousing, reporting and testing plans. Expertise in creating UML based Modelling views like Activity/ Use Case/Data Flow/Business Flow /Navigational Flow/Wire Frame diagrams using Rational Products & MS Visio. Proficient as long time liaison between business and technology with competence in Full Life Cycle of System (SLC) development with Waterfall, Agile, RUP methodology, IT Auditing and SOX Concepts as well as broad cross-functional experiences leveraging multiple frameworks. Extensively worked with the On-site and Off-shore Quality Assurance Groups by assisting the QA team to perform Black Box /GUI testing/ Functionality /Regression /System /Unit/Stress /Performance/ UAT's. Facilitated change management across entire process from project conceptualization to testing through project delivery, Software Development & Implementation Management in diverse business & technical environments, with demonstrated leadership abilities.

EDUCATION

Post Graduate Diploma (in Business Administration), USA Master's Degree (in Computer Applications), Bachelor's Degree (in Commerce),

TECHNICAL SKILLS

Documentation Tools UML, MS Office (Word, Excel, Power Point, Project), MS Visio, Erwin

SDLC Methodologies Waterfall, Iterative, Rational Unified Process (RUP), Spiral, Agile

Modeling Tools UML, MS Visio, Erwin, Power Designer, Metastrom Provision

Reporting Tools Business Objects X IR2, Crystal Reports, MS Office Suite

QA Tools Quality Center, Test Director, Win Runner, Load Runner, QTP, Rational Requisite Pro, Bugzilla, Clear Quest

Languages Java, VB, SQL, HTML, XML, UML, ASP, JSP

Databases & OS MS SQL Server, Oracle 10g, DB2, MS Access on Windows XP / 2000, Unix

Version Control Rational Clear Case, Visual Source Safe

PROFESSIONAL EXPERIENCE

SERVICE MASTER, Memphis, TN June 08 - Till Date

Senior Business Analyst

Terminix has approximately 800 customer service agents that reside in our branches in addition to approximately 150 agents in a centralized call center in Memphis, TN. Terminix customer service agents receive approximately 25 million calls from customers each year. Many of these customer's questions are not answered or their problems are not resolved on the first call. Currently these agents use an AS/400 based custom developed system called Mission to answer customer inquiries into branches and the Customer Communication Center. Mission - Terminix's operation system - provides functionality for sales, field service (routing & scheduling, work order management), accounts receivable, and payroll. This system is designed modularly and is difficult to navigate for customer service agents needing to assist the customer quickly and knowledgeably. The amount of effort and time needed to train a customer service representative using the Mission system is high. This combined with low agent and customer retention is costly.

Customer Service Console enables Customer Service Associates to provide consistent, enhanced service experience, support to the Customers across the Organization. CSC is aimed at providing easy navigation, easy learning process, reduced call time and first call resolution.

Responsibilities
Assisted in creating Project Plan, Road Map. Designed Requirements Planning and Management document. Performed Enterprise Analysis and actively participated in buying Tool Licenses. Identified subject-matter experts and drove the requirements gathering process through approval of the documents that convey their needs to management, developers, and quality assurance team. Performed technical project consultation, initiation, collection and documentation of client business and functional requirements, solution alternatives, functional design, testing and implementation support. Requirements Elicitation, Analysis, Communication, and Validation according to Six Sigma Standards. Captured Business Process Flows and Reengineered Process to achieve maximum outputs. Captured As-Is Process, designed TO-BE Process and performed Gap Analysis Developed and updated functional use cases and conducted business process modeling (PROVISION) to explain business requirements to development and QA teams. Created Business Requirements Documents, Functional and Software Requirements Specification Documents. Performed Requirements Elicitation through Use Cases, one to one meetings, Affinity Exercises, SIPOC's. Gathered and documented Use Cases, Business Rules, created and maintained Requirements/Test Traceability Matrices.

Client: The Dun & Bradstreet Corporation, Parsippany, NJ May' 2007 - Oct' 2007

Profile: Sr. Financial Business Analyst/ Systems Analyst.

Project Profile (1): D&B is the world's leading source of commercial information and insight on businesses. The Point of Arrival Project and the Data Maintenance (DM) Project are the future applications of the company that the company would transit into, providing an effective method & efficient report generation system for D&B's clients to be able purchase reports about companies they are trying to do business.

Project Profile (2): The overall purpose of this project was building a Self Awareness System(SAS) for the business community for buying SAS products and a Payment system was built for SAS. The system would provide certain combination of products (reports) for Self Monitoring report as a foundation for managing a company's credit.

Responsibilities:
Conducted GAP Analysis and documented the current state and future state, after understanding the Vision from the Business Group and the Technology Group. Conducted interviews with Process Owners, Administrators and Functional Heads to gather audit-related information and facilitated meetings to explain the impacts and effects of SOX compliance. Played an active and lead role in gathering, analyzing and documenting the Business Requirements, the business rules and Technical Requirements from the Business Group and the Technological Group. Co - Authored and prepared Graphical depictions of Narrative Use Cases, created UML Models such as Use Case Diagrams, Activity Diagrams and Flow Diagrams using MS Visio throughout the Agile methodology Documented the Business Requirement Document to get a better understanding of client's business processes of both the projects using the Agile methodology. Facilitating JRP and JAD sessions, brain storming sessions with the Business Group and the Technology Group. Documented the Requirement traceability matrix (RTM) and conducted UML Modelling such as creating Activity Diagrams, Flow Diagrams using MS Visio. Analysed test data to detect significant findings and recommended corrective measures Co-Managed the Change Control process for the entire project as a whole by facilitating group meetings, one-on-one interview sessions and email correspondence with work stream owners to discuss the impact of Change Request on the project. Worked with the Project Lead in setting realistic project expectations and in evaluating the impact of changes on the organization and plans accordingly and conducted project related presentations. Co-oordinated with the off shore QA Team members to explain and develop the Test Plans, Test cases, Test and Evaluation strategy and methods for unit testing, functional testing and usability testing

Environment: Windows XP/2000, SOX, Sharepoint, SQL, MS Visio, Oracle, MS Office Suite, Mercury ITG, Mercury Quality Center, XML, XHTML, Java, J2EE.

GATEWAY COMPUTERS, Irvine, CA, Jan 06 - Mar 07

Business Analyst

At Gateway, a Leading Computer, Laptop and Accessory Manufacturer, was involved in two projects,

Order Capture Application: Objective of this Project is to Develop Various Mediums of Sales with a Centralized Catalog. This project involves wide exposure towards Requirement Analysis, Creating, Executing and Maintaining of Test plans and Test Cases. Mentored and trained staff about Tech Guide & Company Standards; Gateway reporting system: was developed with Business Objects running against Oracle data warehouse with Sales, Inventory, and HR Data Marts. This DW serves the different needs of Sales Personnel and Management. Involved in the development of it utilized Full Client reports and Web Intelligence to deliver analytics to the Contract Administration group and Pricing groups. Reporting data mart included Wholesaler Sales, Contract Sales and Rebates data.

Responsibilities:
Product Manager for Enterprise Level Order Entry Systems - Phone, B2B, Gateway.com and Cataloging System. Modeled the Sales Order Entry process to eliminate bottleneck process steps using ERWIN. Adhered and practiced RUP for implementing software development life cycle. Gathered Requirements from different sources like Stakeholders, Documentation, Corporate Goals, Existing Systems, and Subject Matter Experts by conducting Workshops, Interviews, Use Cases, Prototypes, Reading Documents, Market Analysis, Observations Created Functional Requirement Specification documents - which include UMLUse case diagrams, Scenarios, activity, work Flow diagrams and data mapping. Process and Data modeling with MS VISIO. Worked with Technical Team to create Business Services (Web Services) that Application could leverage using SOA, to create System Architecture and CDM for common order platform. Designed Payment Authorization (Credit Card, Net Terms, and Pay Pal) for the transaction/order entry systems. Implemented A/B Testing, Customer Feedback Functionality to Gateway.com Worked with the DW, ETL teams to create Order entry systems Business Objects reports. (Full Client, Web I) Worked in a cross functional team of Business, Architects and Developers to implement new features. Program Managed Enterprise Order Entry Systems - Development and Deployment Schedule. Developed and maintained User Manuals, Application Documentation Manual, on Share Point tool. Created Test Plansand Test Strategies to define the Objective and Approach of testing. Used Quality Center to track and report system defects and bug fixes. Written modification requests for the bugs in the application and helped developers to track and resolve the problems. Developed and Executed Manual, Automated Functional, GUI, Regression, UAT Test cases using QTP. Gathered, documented and executed Requirements-based, Business process (workflow/user scenario), Data driven test cases for User Acceptance Testing. Created Test Matrix, Used Quality Center for Test Management, track & report system defects and bug fixes. Performed Load, stress Testing's & Analyzed Performance, Response Times. Designed approach, developed visual scripts in order to test client & server side performance under various conditions to identify bottlenecks. Created / developed SQL Queries (TOAD) with several parameters for Backend/DB testing Conducted meetings for project status, issue identification, and parent task review, Progress Reporting.

AMC MORTGAGE SERVICES, CA, USA Oct 04 - Dec 05

Business Analyst

The primary objective of this project is to replace the existing Internal Facing Client / Server Applications with a Web enabled Application System, which can be used across all the Business Channels. This project involves wide exposure towards Requirement Analysis, Creating, Executing and Maintaining of Test plans and Test Cases. Demands understanding and testing of Data Warehouse and Data Marts, thorough knowledge of ETL and Reporting, Enhancement of the Legacy System covered all of the business requirements related to Valuations from maintaining the panel of appraisers to ordering, receiving, and reviewing the valuations.

Responsibilities:
Gathered Analyzed, Validated, and Managed and documented the stated Requirements. Interacted with users for verifying requirements, managing change control process, updating existing documentation. Created Functional Requirement Specification documents - that include UML Use case diagrams, scenarios, activity diagrams and data mapping. Provided End User Consulting on Functionality and Business Process. Acted as a client liaison to review priorities and manage the overall client queue. Provided consultation services to clients, technicians and internal departments on basic to intricate functions of the applications. Identified business directions & objectives that may influence the required data and application architectures. Defined, prioritized business requirements, Determine which business subject areas provide the most needed information; prioritize and sequence implementation projects accordingly. Provide relevant test scenarios for the testing team. Work with test team to develop system integration test scripts and ensure the testing results correspond to the business expectations. Used Test Director, QTP, Load Runner for Test management, Functional, GUI, Performance, Stress Testing Perform Data Validation, Data Integration and Backend/DB testing using SQL Queries manually. Created Test input requirements and prepared the test data for data driven testing. Mentored, trained staff about Tech Guide & Company Standards. Set-up and Coordinate Onsite offshore teams, Conduct Knowledge Transfer sessions to the offshore team.

Lloyds Bank, UK Aug 03 - Sept 04
Business Analyst
Lloyds TSB is leader in Business, Personal and Corporate Banking. Noted financial provider for millions of customers with the financial resources to meet and manage their credit needs and to achieve their financial goals. The Project involves an applicant Information System, Loan Appraisal and Loan Sanction, Legal, Disbursements, Accounts, MIS and Report Modules of a Housing Finance System and Enhancements for their Internet Banking.

Responsibilities:
Translated stakeholder requirements into various documentation deliverables such as functional specifications, use cases, workflow / process diagrams, data flow / data model diagrams. Produced functional specifications and led weekly meetings with developers and business units to discuss outstanding technical issues and deadlines that had to be met. Coordinated project activities between clients and internal groups and information technology, including project portfolio management and project pipeline planning. Provided functional expertise to developers during the technical design and construction phases of the project. Documented and analyzed business workflows and processes. Present the studies to the client for approval Participated in Universe development - planning, designing, Building, distribution, and maintenance phases. Designed and developed Universes by defining Joins, Cardinalities between the tables. Created UML use case, activity diagrams for the interaction between report analyst and the reporting systems. Successfully implemented BPR and achieved improved Performance, Reduced Time and Cost. Developed test plans and scripts; performed client testing for routine to complex processes to ensure proper system functioning. Worked closely with UAT Testers and End Users during system validation, User Acceptance Testing to expose functionality/business logic problems that unit testing and system testing have missed out. Participated in Integration, System, Regression, Performance, and UAT - Using TD, WR, Load Runner Participated in defect review meetings with the team members. Worked closely with the project manager to record, track, prioritize and close bugs. Used CVS to maintain versions between various stages of SDLC.

Client: A.G. Edwards, St. Louis, MO May' 2005 - Feb' 2006

Profile: Sr. Business Analyst/System Analyst

Project Profile: A.G. Edwards is a full service Trading based brokerage firm in Internet-based futures, options and forex brokerage. This site allows Users (Financial Representative) to trade online. The main features of this site were: Users can open new account online to trade equitiies, bonds, derivatives and forex with the Trading system using DTCC's applications as a Clearing House agent. The user will get real-time streaming quotes for the currency pairs they selected, their current position in the forex market, summary of work orders, payments and current money balances, P & L Accounts and available trading power, all continuously updating in real time via live quotes. The site also facilitates users to Place, Change and Cancel an Entry Order, Placing a Market Order, Place/Modify/Delete/Close a Stop Loss Limit on an Open Position.

Responsibilities:
Gathered Business requirements pertaining to Trading, equities and Fixed Incomes like bonds, converted the same into functional requirements by implementing the RUP methodology and authored the same in Business Requirement Document (BRD). Designed and developed all Narrative Use Cases and conducted UML modeling like created Use Case Diagrams, Process Flow Diagrams and Activity Diagrams using MS Visio. Implemented the entire Rational Unified Process (RUP) methodology of application development with its various workflows, artifacts and activities. Developed business process models in RUP to document existing and future business processes. Established a business Analysis methodology around the Rational Unified Process. Analyzed user requirements, attended Change Request meetings to document changes and implemented procedures to test changes. Assisted in developing project timelines/deliverables/strategies for effective project management. Evaluated existing practices of storing and handling important financial data for compliance. Involved in developing the test strategy and assisted in developed Test scenarios, test conditions and test cases Partnered with the technical areas in the research, resolution of system and User Acceptance Testing (UAT).

Environment: Windows XP/2000/NT, SOX, MS Office Suite, SQL, MS SQL Server, XML, HTML, Java, J2EE, JSP, Oracle, WinRunner, Test Director

Business Analyst Finance Domain Sample Resume

10 Things Every Buyer Needs - To Close A Commercial Real Estate Loan

For nearly 30 years, I have represented borrowers and lenders in commercial real estate transactions. During this time it has become apparent that many Buyers do not have a clear understanding of what is required to document a commercial real estate loan. Unless the basics are understood, the likelihood of success in closing a commercial real estate transaction is greatly reduced.

Throughout the process of negotiating the sale contract, all parties must keep their eye on what the Buyer's lender will reasonably require as a condition to financing the purchase. This may not be what the parties want to focus on, but if this aspect of the transaction is ignored, the deal may not close at all.

Business Commercial Financing Loan

Sellers and their agents often express the attitude that the Buyer's financing is the Buyer's problem, not theirs. Perhaps, but facilitating Buyer's financing should certainly be of interest to Sellers. How many sale transactions will close if the Buyer cannot get financing?

10 Things Every Buyer Needs - To Close A Commercial Real Estate Loan

This is not to suggest that Sellers should intrude upon the relationship between the Buyer and its lender, or become actively involved in obtaining Buyer's financing. It does mean, however, that the Seller should understand what information concerning the property the Buyer will need to produce to its lender to obtain financing, and that Seller should be prepared to fully cooperate with the Buyer in all reasonable respects to produce that information.

Basic Lending Criteria

Lenders actively involved in making loans secured by commercial real estate typically have the same or similar documentation requirements. Unless these requirements can be satisfied, the loan will not be funded. If the loan is not funded, the sale transaction will not likely close.

For Lenders, the object, always, is to establish two basic lending criteria:

1. The ability of the borrower to repay the loan ; and

2. The ability of the lender to recover the full amount of the loan, including outstanding principal, accrued and unpaid interest, and all reasonable costs of collection, in the event the borrower fails to repay the loan.

In nearly every loan of every type, these two lending criteria form the basis of the lender's willingness to make the loan. Virtually all documentation in the loan closing process points to satisfying these two criteria. There are other legal requirements and regulations requiring lender compliance, but these two basic lending criteria represent, for the lender, what the loan closing process seeks to establish. They are also a primary focus of bank regulators, such as the FDIC, in verifying that the lender is following safe and sound lending practices.

Few lenders engaged in commercial real estate lending are interested in making loans without collateral sufficient to assure repayment of the entire loan, including outstanding principal, accrued and unpaid interest, and all reasonable costs of collection, even where the borrower's independent ability to repay is substantial. As we have seen time and again, changes in economic conditions, whether occurring from ordinary economic cycles, changes in technology, natural disasters, divorce, death, and even terrorist attack or war, can change the "ability" of a borrower to pay. Prudent lending practices require adequate security for any loan of substance.

Documenting The Loan

There is no magic to documenting a commercial real estate loan. There are issues to resolve and documents to draft, but all can be managed efficiently and effectively if all parties to the transaction recognize the legitimate needs of the lender and plan the transaction and the contract requirements with a view toward satisfying those needs within the framework of the sale transaction.

While the credit decision to issue a loan commitment focuses primarily on the ability of the borrower to repay the loan; the loan closing process focuses primarily on verification and documentation of the second stated criteria: confirmation that the collateral is sufficient to assure repayment of the loan, including all principal, accrued and unpaid interest, late fees, attorneys fees and other costs of collection, in the event the borrower fails to voluntarily repay the loan.

With this in mind, most commercial real estate lenders approach commercial real estate closings by viewing themselves as potential "back-up buyers". They are always testing their collateral position against the possibility that the Buyer/Borrower will default, with the lender being forced to foreclose and become the owner of the property. Their documentation requirements are designed to place the lender, after foreclosure, in as good a position as they would require at closing if they were a sophisticated direct buyer of the property; with the expectation that the lender may need to sell the property to a future sophisticated buyer to recover repayment of their loan.

Top 10 Lender Deliveries

In documenting a commercial real estate loan, the parties must recognize that virtually all commercial real estate lenders will require, among other things, delivery of the following "property documents":

1. Operating Statements for the past 3 years reflecting income and expenses of operations, including cost and timing of scheduled capital improvements;

2. Certified copies of all Leases;

3. A Certified Rent Roll as of the date of the Purchase Contract, and again as of a date within 2 or 3 days prior to closing;

4. Estoppel Certificates signed by each tenant (or, typically, tenants representing 90% of the leased GLA in the project) dated within 15 days prior to closing;

5. Subordination, Non-Disturbance and Attornment ("SNDA") Agreements signed by each tenant;

6. An ALTA lender's title insurance policy with required endorsements, including, among others, an ALTA 3.1 Zoning Endorsement (modified to include parking), ALTA Endorsement No. 4 (Contiguity Endorsement insuring the mortgaged property constitutes a single parcel with no gaps or gores), and an Access Endorsement (insuring that the mortgaged property has access to public streets and ways for vehicular and pedestrian traffic);

7. Copies of all documents of record which are to remain as encumbrances following closing, including all easements, restrictions, party wall agreements and other similar items;

8. A current Plat of Survey prepared in accordance with 2005 Minimum Standard Detail for ALTA/ACSM Land Title Surveys, certified to the lender, Buyer and the title insurer, including items 1 through 4, 6, 7(a), 7(b)(1), 8 through 11(a) and 14 from the Surveyor's "Optional Survey Responsibilities and Specifications" referred to as "Table A";

9. A satisfactory Environmental Site Evaluation Report (Phase I Audit) and, if appropriate under the circumstances, a Phase 2 Audit, to demonstrate the property is not burdened with any recognized environmental defect; and

10. A Site Improvements Inspection Report to evaluate the structural integrity of improvements.

To be sure, there will be other requirements and deliveries the Buyer will be expected to satisfy as a condition to obtaining funding of the purchase money loan, but the items listed above are virtually universal. If the parties do not draft the purchase contract to accommodate timely delivery of these items to lender, the chances of closing the transaction are greatly reduced.

Planning for Closing Costs

The closing process for commercial real estate transactions can be expensive. In addition to drafting the Purchase Contract to accommodate the documentary requirements of the Buyer's lender, the Buyer and his advisors need to consider and adequately plan for the high cost of bringing a commercial real estate transaction from contract to closing.

If competent Buyer's counsel and competent lender's counsel work together, each understanding what is required to be done to get the transaction closed, the cost of closing can be kept to a minimum, though it will undoubtedly remain substantial. It is not unusual for closing costs for a commercial real estate transaction with even typical closing issues to run thousands of dollars. Buyers must understand this and be prepared to accept it as a cost of doing business.

Sophisticated Buyers understand the costs involved in documenting and closing a commercial real estate transaction and factor them into the overall cost of the transaction, just as they do costs such as the agreed upon purchase price, real estate brokerage commissions, loan brokerage fees, loan commitment fees and the like.

Closing costs can constitute significant transaction expenses and must be factored into the Buyer's business decision-making process in determining whether to proceed with a commercial real estate transaction. They are inescapable expenditures that add to Buyer's cost of acquiring commercial real estate. They must be taken into account to determine the "true purchase price" to be paid by the Buyer to acquire any given project and to accurately calculate the anticipated yield on investment.

Some closing costs may be shifted to the Seller through custom or effective contract negotiation, but many will unavoidably fall on the Buyer. These can easily total tens of thousands of dollars in an even moderately sized commercial real estate transaction in the ,000,000 to ,000,000 price range.

Costs often overlooked, but ever present, include title insurance with required lender endorsements, an ALTA Survey, environmental audit(s), a Site Improvements Inspection Report and, somewhat surprisingly, Buyers attorney's fees.

For reasons that escape me, inexperienced Buyers of commercial real estate, and even some experienced Buyers, nearly always underestimate attorneys fees required in any given transaction. This is not because they are unpredictable, since the combined fees a Buyer must pay to its own attorney and to the Lender's attorney typically aggregate around 1% of the Purchase Price . Perhaps it stems from wishful thinking associated with the customarily low attorneys fees charged by attorneys handling residential real estate closings. In reality, the level of sophistication and the amount of specialized work required to fully investigate and document a transaction for a Buyer of commercial real estate makes comparisons with residential real estate transactions inappropriate. Sophisticated commercial real estate investors understand this. Less sophisticated commercial real estate buyers must learn how to properly budget this cost.

Conclusion

Concluding negotiations for the sale/purchase of a substantial commercial real estate project is a thrilling experience but, until the transaction closes, it is only ink on paper. To get to closing, the contract must anticipate the documentation the Buyer will be required to deliver to its lender to obtain purchase money financing. The Buyer must also be aware of the substantial costs to be incurred in preparing for closing so that Buyer may reasonably plan its cash requirements for closing. With a clear understanding of what is required, and advanced planning to satisfy those requirements, the likelihood of successfully closing will be greatly enhanced.

10 Things Every Buyer Needs - To Close A Commercial Real Estate Loan