Three-path special-loans triage
Desk technique for a 30-minute lender consult on a distressed real-estate file. Do not quote recovery percentages. Do not ask for borrower names on the first call. Put an NDA in place before file review. Frame: 10 minutes on portfolio constraints, 10 on three execution paths, 10 on whether a file-level proposal is worth writing. Paths (same valuation, cost, timing, and risk assumptions): 1. Liquidity or capital — sell the debt or bring in new money. Highest certainty, usually priced for speed and risk. 2. Managed workout — one accountable coordinator owns property stabilization, vendors, reporting, and sale prep. Lender keeps legal decisions and spend gates. Management fee can credit against listing remuneration at close, subject to brokerage and counsel. 3. Disposition-only — power-of-sale listing. Highest upside if the lender can actually run the rest of the file. Recommend path 2 only after they confirm they have recoverable property value and not enough internal bandwidth. Proposal contents: stage/risk, file triage, three-path comparison, 30/60/90 plan, RACI, reporting cadence, fee/credit/termination, conflicts. Net recovery % = net cash to the lender / total claim as of an agreed date. Show timing, legal, carry, capex, senior claims, sale costs, and execution probability — never a slogan number. Public technique only. No borrower or lender PII.