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Pacific Security Capital Addresses Future of Capital Markets at RealShare NetLease West Conference

Tuesday, November 8th, 2005

Los Angeles, CA, November 8, 2005www.pacificsecuritycapital.com – Pacific Security Capital (“PSC”), a leading commercial real estate investment bank proving structured finance, investment sales, advisory and development services, announced today that Steve Otos, Senior Director, will be participating in a panel on “Capital Markets: Will The Bounty Continue?” at the RealShare Net Lease West Conference, November 10, Omni Los Angeles Hotel, California Plaza.

Otos will join leading experts representing all quadrants of the capital markets to examine trends of the recent past and share thoughts on what availability—and competitiveness—of capital can be expected in the net-lease market down the road.

“I do expect there to be a shift in the Net Lease Market in the not so distant future,” said Otos. “It seems inevitable, especially with current cap rate compression and rotation of capital into other higher performing assets.”

Steve Otos will discuss his thoughts on where the Capital Markets are heading during the panel session at the RealShare Net Lease West Conference.

Panel:        “Capital Markets: Will the Bounty Continue?”
Date:        Tuesday, November 10, 2005
Time:        10:10 – 11:10 am
Location:    Omni Los Angeles Hotel, California Plaza.

To attend the RealShare Net Lease West Conference, register online at http://www.realshareconferences.com/NLWregistration.htm

Pacific Security Capital Provides Commercial Real Estate Advisory Services for North Carolina Planned Community Project

Thursday, October 27th, 2005

Beaverton, OR, October 27, 2005 — http://www.pacificsecuritycapital.com — Pacific Security Capital (“PSC”), a leading commercial real estate investment bank providing advisory services, investment sales, capital markets and development services, announced today that it has been engaged by an offshore investor to provide commercial real estate advisory services for a planned community.The 1000 acre North Carolina-based planned community will include single family detached housing, a golf course, and both retail and condo-hotel components.“While our client is an experienced sponsor in the European Community, they are less familiar with the intricacies of real estate practices in the United States,” said Theddi Wright Chappell, Managing Director, Global Advisory Services, Pacific Security Capital. “By engaging Pacific Security Capital to provide advisory services we have been able to help them protect their investment.”Pacific Security Capital will advise the investor on how to deal with diverse factors including:• Complex agency requirements• Environmental regulations• Compliance related issues• Local market considerations• Political and geographic risk• Changing capital markets,• Planning and construction requirements• Fluctuating costs and market absorption rates“The financing, developing, constructing and managing of commercial real estate is a fluid, complex and ever-changing process that requires specialized knowledge and skills that are rarely found within most organizations,” said Chappell. “Pacific Security Capital has the experience and expertise to offer advisory services to its clients to minimize their real estate risk and maximize their Return on Investment, Assets, Equity and Operations.”To learn more about commercial real estate advisory services from Pacific Security Capital or its preferred client program, PacificEliteTM, please visit www.PacificSecurityCapital.com or call 1-800-844-6085.About Pacific Security Capital Pacific Security Capital is a leading commercial real estate investment banking firm providing commercial real estate loans, structured finance, investment sales, development services and advisory services. The combination of direct lending, advisory, intermediary, corporate and professional services, syndication, investment sales and development services consistently allow PSC to rank among the leaders in the industry. PSC is headquartered in Beaverton, Oregon with other offices worldwide. More information about the company can be found at www.PacificSecurityCapital.com# # #

Commercial Real Estate Investment Bank – Pacific Security Capital – Engaged As Exclusive Program Manager for $1 Billion Las Vegas Mixed Use Project

Thursday, October 20th, 2005

Beaverton, OR, October 20, 2005http://www.pacificsecuritycapital.com – Pacific Security Capital (“PSC”), a leading commercial real estate investment bank providing capital markets, investment sales, advisory services and development services, announced today that it has been engaged as the exclusive program manager for a mixed use project in Las Vegas with construction costs estimated to be in excess of $1 Billion dollars.Pacific Security Capital will provide turnkey program management services for the project which is expected to consist of retail, gaming and condominium components.“Pacific Security Capital is seeing the demand for its third party development services sky-rocket,” said Mike Myatt, Executive Managing Director. “The size and sophistication of many of the projects we are engaged in require a unique combination of skill sets that very few service providers can offer.”Pacific Security Capital will provide the following turnkey program management services for the Las Vegas project:• Entitlement Consulting• Fee Development• Project Management• Construction Management• Capital Markets Services“When a client is going to take the risk of making such a substantial investment into a commercial real estate project, Pacific Security Capital manages the risks associated with large scale development projects,” said Myatt.To learn more about capital markets, development services, investment sales, or other advisory services from Pacific Security Capital or its preferred client program, PacificEliteTM please visit www.PacificSecurityCapital.com or call 1-800-844-6085.About Pacific Security Capital Pacific Security Capital is a leading commercial real estate investment banking firm providing commercial real estate loans, structured finance, investment sales, development services and advisory services. The combination of direct lending, advisory, intermediary, corporate and professional services, syndication, investment sales and development services consistently allow PSC to rank among the leaders in the industry. PSC is headquartered in Beaverton, Oregon with other offices worldwide. More information about the company can be found at www.PacificSecurityCapital.com.

Commercial Real Estate Investment Bank – Pacific Security Capital – Presents Risks&Benefits of Investing in Emerging Markets

Tuesday, October 18th, 2005

Beaverton, OR, October 18, 2005http://www.pacificsecuritycapital.com – Pacific Security Capital (“PSC”), a leading commercial real estate investment bank providing commercial loans, structured finance, equity financing, investment sales and advisory services, explains the risks and benefits of investing in emerging markets.Commercial real estate investors are facing the most competitive commercial real estate market environment in recent history. Improved market efficiencies coupled with today’s surplus of capital flow have created a reduction in the total investment returns that can be achieved on investments in the U.S. commercial real estate industry.“Instead of disinvesting themselves from commercial real estate allocations, investment managers are now looking around for higher growth markets,” said Mike Myatt, Executive Managing Director, Pacific Security Capital. “Emerging Markets in Eastern Europe, India, Latin America, China, and the rest of Asia present scenarios for higher growth, even on a risk adjusted basis.”The following factors will allow commercial real estate investors to achieve higher returns by investing in emerging markets as opposed to the U.S. market.Rising Economies:Over the past decade, the twin drivers of expanding world trade as well as a more globalized production system have permitted a number of Emerging Markets to experience the highest GDP rates in the world.Demographics:For the most part, Emerging Markets represent younger populations, growing numbers of well-educated professionals, an expanding middle class, growing consumer bases, urbanization, and rising incomesCommercial Demand:The economic expansion as well as the presence of global companies that bring employment oriented around intellectual capital is creating demand for modern, western style, commercial real estate infrastructure.Residential Demand: One of the biggest exports the U.S. has had over the past twenty years has been culture and lifestyle. As the successful Emerging Market economies undergo the demographic shifts described above, demand for western style single family residences as well as modern multifamily is experiencing explosive growth.Closed Market Systems Opening Up: Most successful Emerging Markets have been engaged in systematic reform of basic societal values we take for granted in the developed world. These include property rights, legal process, published regulations etc.“Despite the many benefits of investing in emerging markets, investors should do so with extreme caution,” said Jim Kean, Managing Director & Chief Investment Officer, Pacific Security Capital.Some of the most common risks of investing in emerging markets include:Political risk: The process of modernizing the economies and systems of emerging markets does not represent a steady or predictable process, which has been influenced by political developments.Legal and regulatory transparency: It is important to properly understand a country’s system for governing property rights and development if significant investment returns are to be expected.Property rights: In the U.S., title companies provide a very systematic, quickly researched method for determining legal descriptions of property as well as what constitutes a claim on the subject property. Things are not nearly as straight-forward in an emerging market.Lack of professional commercial real estate skills: Emerging markets are fragmented and lack the professional services a developed world investor may take for granted.Operational and logistical concerns: Maintaining offshore investments in commercial real estate can add to the complexity of operational and logistical efficiencies.Liquidity concerns: Lack of central databases as well as public records of transactions means that there is a deficiency of market pricing information to make comparisons as well as drive transactions. Reduced market transparency also means that transactions take longer to close.Infrastructure: In the U.S., there is an assumption of basic infrastructure as structured and mandated by an organized governmental authority. In many cases, rules governing infrastructure and who is responsible for it barely exist in these emerging market countriesZoning and impairment: Every market has a different approach to what the owners of properties around your property may or may not do. In many of these environments, little or no zoning exists. The risk of someone engaging in development detrimental to the value of your property is very real.Capital Controls: When confronting the issue of repatriating capital from a successful commercial real estate investment, there is a real danger of not being able to extract capital and/or profits from the Emerging Market.Currency Risks: Let’s say U.S. investor is taking dollars and purchasing an Indian property denominated in rupees. Two years later the property sells and you record a big profit. However, if you did not hedge the currency, you risk recording a loss or at least a reduced profit because of exchange differences.“While all of these risks (and more) can be present in emerging markets investments, these risk factors can be successfully managed by engaging the appropriate professional advisor,” said Kean. “A successful emerging markets investment strategy will involve selecting a set of advisors who can help a new investor navigate the maze of issues present in each geographic area.”For more information on investing in emerging markets, visit http://www.pacificsecuritycapital.com or contact Pacific Security Capital at 1-800-844-6085.About Pacific Security Capital Pacific Security Capital is a leading commercial real estate investment bank providing commercial real estate loans, structured finance, investment sales and corporate, professional and advisory services. PSC is headquartered in Beaverton, Oregon with other offices worldwide. More information about the company can be found at www.PacificSecurityCapital.com.

Business Service Management Firm, Magnum Technologies, Appoints Paul Knapp as Chairman

Tuesday, October 18th, 2005

Minneapolis, MN, October 17, 2005 http://www.magnum-tech.com – Magnum Technologies, the leading provider of IT Business Service Management and Business Impact Management software, today announced the appointment of Paul Knapp as Chairman of its Board of Directors.Knapp is President and CEO of St. Paul-based Space Center Ventures, which led Magnum Technologies’ Series B round of investment.“Because Magnum has continued to double in size every year, we have attracted the attention of potential investors and acquires, as well as other Business Service Management (BSM) companies hoping to sell to or merge with Magnum,” said Gregory Crow, CEO, Magnum Technologies. “Paul’s elevation to Chairman will enable him to shoulder more of these strategic matters while the senior management team and I continue to deliver results for our customers.”Business Service Management is emerging as an important solution for organizations that want to maximize the business value of their IT investments. Business Service Management solutions allow organizations to see how performance and availability of IT resources affect the applications, processes, and services that power their business.In addition to Knapp, the Board includes CEO and co-founder Gregory Crow, independent investor Larry Hall, Ubid Chairman and Magnum Technologies co-founder Stuart Romenesko, and Outsell CEO Mike Wethington.Magnum Technologies is backed by $5 million to date. The firm’s team of 25 employees, in five offices nationwide, serves more than 250 customers.Learn more about Magnum Technologies’ Business Service Management software solutions athttp://www.magnum-tech.comAbout Magnum TechnologiesMagnum Technologies, www.magnum-tech.com, develops software solutions that align IT operations with enterprise priorities. Magnum’s suite of automated management solutions includes DIAGNOSEIT®, COORDINATOR™, CAP-TREND® and its flagship product, ADVANTAGE®. Magnum’s software solutions are designed to easily integrate with and enhance the effectiveness of existing management platforms by monitoring and measuring IT performance from a line-of-business perspective. Magnum Technologies clients include Fort Sam Houston, BRG and Starz. To learn more about Magnum Technologies, visit www.magnum-tech.com.

Commercial Real Estate Lender – Pacific Security Capital – Provides $8.3 Million Industrial Property Loan

Tuesday, October 11th, 2005

Beaverton, OR, October 11, 2005 –- http://www.pacificsecuritycapital.com – Pacific Security Capital (“PSC”), a leading commercial real estate lender, announced today that it has provided an $8.3 Million industrial property loan to a local Portland-area property developer.The loan was collateralized by a 200,000 square foot industrial property with an office component. The building is occupied by a single non credit tenant.“The owner was able to negotiate a lease extension which allowed them to lock down today’s low interest rates and pull some equity out of the transaction,” said Michael Wenzlick, Senior Managing Director, Pacific Security Capital. “Even though the tenant was not investment grade we were able to provide long term non recourse financing for the borrower.”“Concurrent with the loan closing, Pacific Security Capital coordinated the defeasance of the existing loan,” said Wenzlick, “which is a form of loan prepayment that is being seen more and more in the commercial real estate financing world today.”Defeasance is a prepayment provision that is increasingly being used by commercial real estate lenders to substitute collateral and increase the predictability of payment streams, meaning that the lender can offer the borrower a lower interest rate.Pacific Security Capital closed the loan at the end of September and provided a ten year fixed interest rate of approximately 5.3%.To learn more about commercial loans from Pacific Security Capital or its preferred client program, PacificEliteTM please visit www.PacificSecurityCapital.com or call 1-800-844-6085.About Pacific Security Capital Pacific Security Capital is a leading commercial real estate lender providing commercial loans, structured finance, investment sales, equity financing and advisory services. The combination of direct lending, advisory, intermediary, corporate and professional services, syndication, investment sales and development services consistently allow PSC to rank among the leaders in the industry. PSC is headquartered in Beaverton, Oregon with other offices in major markets in North America and Europe. More information about the company can be found at www.PacificSecurityCapital.com.# # #

Pacific Security Capital Senior Director Reveals Next Big Thing in Apartment Loans&Condo Development

Thursday, September 22nd, 2005

Los Angeles, CA, September 22, 2005 www.pacificsecuritycapital.com – Pacific Security Capital (“PSC”), a leading commercial real estate investment bank and provider of commercial real estate loans, announced today that Senior Director, Steve Otos, will be participating in a panel on Condo Development at the Apartments 2005 conference, September 27, Westin Century Plaza, Los Angeles.Otos will join leading condo industry experts in a discussion on “The Next Best Thing: What’s Driving the Boom in Condo Development & Conversions.”“There has been a great boom in condo activity over the past few years,” said Steve Otos, Senior Director of Pacific Security Capital, “however, many lenders are now concerned about the future stability of the condo market.”Pacific Security Capital believes that these concerns emanate from lenders who have been least active and have less knowledge about the asset class.“The bottom line is that good projects from good sponsors will always receive interest from the capital markets,” said Otos.According to Otos, projects that encompass the following will be successful in finding financing, even with the caution currently being expressed by some in the commercial real estate lending community:• Sponsors with Successful Track Records• Adequate Sponsor Equity Contribution• Fully Entitled Projects• Market Feasibility• Strong Track Record in Marketing• High percentage of pre-salesOtos will share the latest trends in apartment loans/condo financing and his thoughts on key drivers of the condo boom during the panel session at Apartments 2005.Panel: “The Next Big Thing: What’s Driving the Boom in Condo Development & Conversions”Date: Tuesday, September 27, 2005Time: 3.25 pm – 4.15 pmLocation: Westin Century Plaza, Los Angeles, CATo attend Apartments 2005, register online at http://www.realestateoutlook.com/registration2.htmTo learn more about apartment loans from Pacific Security Capital or its preferred borrower program, PacificEliteTM please visit www.PacificSecurityCapital.com or call 1-800-844-6085.About Pacific Security Capital Pacific Security Capital is a leading commercial real estate investment banking firm providing commercial real estate loans, structured finance, investment sales and advisory services. The combination of direct lending, advisory, intermediary, corporate and professional services, syndication, investment sales and development services consistently allow PSC to rank among the leaders in the industry. PSC is headquartered in Beaverton, Oregon with other offices in major markets in North America and Europe. More information about the company can be found at www.PacificSecurityCapital.com

Structured Finance Industry Expert Moderates Session at Multi-Housing World 2005

Wednesday, September 14th, 2005

San Diego, CA – September 14, 2005 www.pacificsecuritycapital.com – Pacific Security Capital (“PSC”), a leading commercial real estate investment bank and provider of commercial real estate loans, announced today that Director, Simon Acheson, is moderating a session at the Multi-Housing World Conference, beginning September 12, 2005, at the San Diego Convention Center.The session, entitled “Structured Finance: Strategies for Effectively Bridging the Gap”, brings together key industry experts to offer guidance on how to find the right structured-financing source for your deal and how to structure it at the best terms.“With multi-housing sales prices breaking all sorts of records today, it can be difficult to get all the necessary financing from your senior loan source,” said Acheson. “In order to bridge this gap, more multi-housing borrowers are turning to providers of mezzanine debt and preferred equity.”There is no longer a clear division between debt and equity in the commercial capital markets. Structured Finance allows for the proper blend of debt, equity, synthetic, derivative and hybrid capital in order to resolve particular transactional needs that cannot readily be met by conventional senior financing.“Understanding how to access and maneuver within the commercial capital markets and effectively leveraging the many benefits of structured finance techniques can be the defining difference in optimizing the scalability and efficiency of your commercial real estate venture,” said Acheson.Acheson’s presentation on “Structured Finance” discusses the various benefits of understanding how to engineer the right capital structure.Session: “Structured Finance: Strategies for Effectively Bridging the Gap”Date: Tuesday, September 13, 2005Time: 9 am – 10.15 amLocation: San Diego Convention Center, CATo learn more about Pacific Security Capital’s structured finance offerings or its preferred borrower program, PacificEliteTM please visit www.PacificSecurityCapital.com or call 1-800-844-6085About Pacific Security Capital Pacific Security Capital is a leading commercial real estate investment banking firm providing commercial real estate loans, structured finance, investment sales and advisory services. The combination of direct lending, advisory, intermediary, corporate and professional services, syndication, investment sales and development services consistently allow PSC to rank among the leaders in the industry. PSC is headquartered in Beaverton, Oregon with other offices in major markets in North America and Europe. More information about the company can be found at www.PacificSecurityCapital.com.###

Commercial Real Estate Advisory Services from Pacific Security Capital Includes Valuable Research and Analytics

Friday, September 9th, 2005

Commercial real estate investment bank Pacific Security Capital provides valued commercial real estate advisory services for investors.Beaverton, OR, September 8, 2005http://www.pacificsecuritycapital.com — Pacific Security Capital (“PSC”), a leading commercial real estate investment bank, headquartered in Beaverton, Oregon, provides commercial real estate advisory services, including research and analytics.Mike Myatt, executive managing director with Pacific Security Capital, shares that “Pacific Security Capital’s research and analytics group is highly regarded for its ability to process and analyze a variety of key commercial real estate metrics across all asset classes and geographic markets. Our clients are made up of institutional and corporate client’s as well private owners, developers and sponsors seeking to understand both current market conditions as well as emerging trends.”Pacific Security Capital’s , including research and analytics, has either served to identify new investment or market opportunities or provide third party validation for proof of concept on existing projects for some of the country’s most successful real estate organizations.Pacific Security Capital provides the following full array of macro and micro level research and analytical services:• General Market Research;• Specific Market and/or Asset Class Research;• Investment/Acquisition Analysis;• Project Feasibility Studies;• Fairness Opinions;• IRR & Proforma Validations;• Transaction Modeling and Financial Engineering;• Probalistic and Quantitative Analysis, and;• Regression and Sensitivity Analysis.Commercial real estate advisory services from Pacific Security Capital also provides Market Insight Reports on most asset classes in most markets. The market research group can create custom reports for market or project level feasibility or due diligence purposes upon request.To order any of Pacific Security Capital market reports, to engage in an evaluation of a specific market or project, or to learn more about Pacific Security Capital’s commercial real estate advisory services please visit www.PacificSecurityCapital.com or call 1-800-844-6085.To download a specimen copy of a Market Insight Report please visit – http://www.pacificsecuritycapital.com/brochure-download.cfm About Pacific Security CapitalPacific Security Capital is a leading commercial real estate investment bank providing , commercial real estate advisory services, mezzanine loans, structured finance, investment sales and advisory services. The combination of direct lending, advisory, intermediary, corporate and professional services, syndication and acquisition services consistently allow PSC to rank among the leaders in the industry. PSC is headquartered in Beaverton, Oregon with other offices in major markets in North American and Europe. More information about the company can be found at http://www.PacificSecurityCapital.com.# # #

Commercial Real Estate Investment Bank Overviews How to Choose a Capital Provider and Navigate Commercial Capital Markets

Tuesday, August 23rd, 2005

Beaverton, OR, August 23, 2005 http://www.pacificsecuritycapital.com — Pacific Security Capital (“PSC”), a leading commercial real estate investment bank, headquartered in Beaverton, Oregon, explains how to best navigate the commercial capital market to choose a capital provider.Financing a commercial real estate transaction is no longer a simple matter. Now, there are many considerations that must be evaluated when selecting a capital provider.Mike Myatt, executive managing director with Pacific Security Capital, explains that “in order to increase project velocity, improve operating efficiency, conserve internal capital, increase leverage and lower the overall cost of capital, it is essential that a sponsor develop an integrated capital formation strategy surrounding acquisition/refinance/development initiatives.”Among the many things those commercial real estate borrowers in today’s marketplace need to address when seeking capital are:- The selection of the appropriate capital provider;- Level(s) of the capital structure to be addressed;- Operating considerations;- Control provisions;- Rate, term, pricing and structure;- Closing time frame;- Third party requirements;- Certainty of execution;- Recourse provisions;- Exit and pre-payment options;- Inter-creditor or other multi-party agreements;- Post closing servicing issues;- The effect of the capital acquired on tax, balance sheet, future projects or portfolio considerations, and;- A whole host of other value-added considerations.The first thing that borrowers must understand is that all capital providers are not created equal. There is a definite hierarchy within the world of capital providers and understanding the value-ads offered by different capital providers is important in choosing a relationship.Myatt adds that “while many borrowers believe financing to simply be a commoditized offering, the selection of a capital provider, should take into account far more than rate and term considerations. In choosing a capital provider, the goal of any borrower should be to develop a close relationship with the firm that can provide not only the broadest access to capital, but more importantly a firm that offers best-in-class subject matter expertise, certainty of execution and as many value-added benefits and services as possible. Capital providers can most easily be broken-down into three groups:Direct Lenders – Those that lend their own funds- Commercial real estate investment banks- International, national, regional and local banks- Life Insurance Companies- Agencies (Fannie, Freddie, FHA)- Pension Plans- Real Estate Investment Trusts (REIT)- Mutual Funds, Hedge Funds, Opportunity Funds- Credit Companies- Private LendersIndirect Lenders – Those that place funds on behalf of others- Financial Intermediaries- Investment Advisors- Syndicators- Mortgage Bankers- Mortgage BrokersHybrid Lenders – Those that do both of the above- Certain Investment Banks- Certain Investment Advisors- Certain Banks- Certain Credit Companies- Certain Financial IntermediariesOnce a borrower has selected the appropriate capital provider, it is essential that the capital provider be engaged as early on, and at as high a level as possible. Experienced sponsors realize the benefit of getting their capital provider involved early on in the planning process. Waiting too long to involve your lender will typically lead to a project built with less leverage and at a higher cost of funds. By including your capital provider in the beginning of the project planning process you will end-up with a project plan that is built around optimizing capital formation leading to greater project profitability.Effectively utilizing the entire capital structure, to maximize leverage while achieving the lowest blended cost of funds and isolating risk, is essential to the creation of a solid capital formation strategy. In general, the farther you move up the leverage curve utilizing more leverage in the senior position the lower the overall cost of funds will be. Conversely, the deeper you move down the capital stack utilizing mezzanine or equity instruments the more expensive the cost of capital.Selecting the appropriate capital provider and engaging them properly will aid in the streamlining of the borrowing process. If borrowers will focus on capital formation as a priority at the early stages of project planning the likelihood of increasing profits in a risk managed environment is high.About Pacific Security Capital Pacific Security Capital is a leading commercial real estate investment bank providing commercial real estate loans, structured finance, investment sales and advisory services. The combination of direct lending, advisory, intermediary, corporate and professional services, syndication and acquisition services consistently allow PSC to rank among the leaders in the industry. PSC is headquartered in Beaverton, Oregon with other offices in major markets in North American and Europe. More information about the company can be found at www.PacificSecurityCapital.com# # #

 
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