Ed Freeman sources, structures, and places senior debt for operators bringing cash to the deal. CMBS, bridge, originator funding, B2B factoring, and contracted hyperscale revenue sales. CRE, CMBS, and bridge from $10 million. Originator focus is $100 million a month. The desk will review $10 million a month. Factoring starts at $20 million a month. Advisory fee at closing.
Most recent representative close: $13.65M dual tenant NNN leasehold CMBS at 6.23% in March 2026. Ask about the structure. See Today's Live Commercial Loan Rates
CMBS · Bridge · Originators · Factoring · ABL · Contracted Revenue
Indicative only, as of October 1, 2026. Not a quote, commitment or offer of credit. Final pricing, leverage and terms are determined by the lender at underwriting, after full transaction materials are reviewed. PeerSense sources the file. The lender sets pricing. What these terms mean.
Indicative. Final terms depend on sponsor credit, market, and full underwriting.
Indicative as of October 1, 2026. Not a quote. Lenders set final pricing at underwriting.
The structure
Every deal is different. We find the structure that fits yours.
The book
Originator tape and factoring follow the book. CMBS and bridge follow cash in and the takeout. There is no 5 day close.
One conversation
One conversation. We assess your deal, show you where it fits, and make the introduction.
Not shopped
Your deal is never shopped. We bring it to three capital sources maximum, matched for fit. Your name enters the room only when both sides want the meeting.
You do not get a lender list.You get Ed on the file.
One advisor. One structure. Senior debt for sponsors who already have their equity in. Originators, factoring, CMBS, bridge, contracted revenue sale. PeerSense sources capital through a curated network of commercial lenders and capital sources.
Live deal types from the PeerSense desk. CMBS, bridge, and CRE from $10 million. Factoring from $20 million a month. Originator focus is $100 million a month.
Focus is $100 million a month. Will look at $10 million a month. $10 million is not the focus. Broker packed files sit.
Cash flow timing on high volume receivables. Consumer cards are a pass. Under $20 million a month is not this desk.
Cash in about 35 percent or better so LTV sits at 65 or under. Files below $10 million sit.
Name the takeout before the term sheet. Public floor is $10 million and up.
Signed lease by a major hyperscaler, or a lease backed and guaranteed by one. Unleased spec sits.
The cash flows sell. The building stays. Size follows the lease.
Indicative only, as of October 1, 2026. Not a quote, commitment or offer of credit. Final pricing, leverage and terms are determined by the lender at underwriting, after full transaction materials are reviewed. PeerSense sources the file. The lender sets pricing. What these terms mean.
Indicative of deal types our institutional capital advisory desk structures. Not a representation of completed transactions. Specific deal data available under NDA on request.
What We Do
Senior debt placed with care, through one suitable lender rather than a shopping list.
PeerSense is an institutional capital advisory firm that places senior debt for well capitalized operators, acquirers, and sponsors with equity already in place. Its growth lanes are originators, factoring, CMBS, bridge, and data center. CRE starts at $10 million. Factoring starts at $20 million a month. Originator focus is $100 million a month. Data center starts at $1 billion with a hyperscaler lease. The advisory fee is realized at closing.
, PeerSense Capital Advisory \u00b7 Founded by Ed Freeman, Westfield IN
PeerSense is a capital advisory firm. It sources capital for well capitalized operators, acquirers, and sponsors who already have cash in. Growth lanes are originators, factoring, CMBS, and bridge. CRE from $10 million. Factoring from $20 million a month. Originator focus is $100 million a month. Talk to PeerSense. The capital source sets the terms. You work directly with a senior PeerSense advisor, not a call center. The advisory fee is realized at closing.
We work with a small number of well capitalized operators, acquirers, and sponsors at a time. Here is how the relationship works, so you know what to expect before sharing a deal.
We place each deal with the single capital source most likely to fund it on terms that fit. We do not send a file across a dozen desks. Broad market exposure can get a file declined on sight, so we bring yours to one right lender with conviction.
When we take on your deal, we commit to it and expect the same in return. The relationship stays direct through the engagement, with no double brokering and no going around each other. You get an advisor invested in the outcome, not a marketplace passing your file along.
Capital prices what it can see. Your equity, operating history, and a complete file support a sharper rate and a higher likelihood of execution. We package the deal so a lender sees your strengths first.
CRE, CMBS, and bridge from $10 million. Factoring from $20 million a month. Originator focus is $100 million a month. Advisory fee is generally realized at closing.
Proof
Closed deals, not promises, show the record.
PeerSense is a founder led capital advisory firm placing senior debt for well capitalized institutional, mid market, and growth stage borrowers nationwide. It also works with sponsors who have their equity in place and need execution grade debt placement rather than capital stack reconstruction. Ed Freeman helped build two prior companies, including one that sold for $50M. He brings that operator perspective to every debt placement decision PeerSense advises on.
Execution grade debt placement, not capital stack reconstruction.
Strong borrowers get better rates. Here is what lenders look for in each category.
$10 million and up. About 35 percent cash in.
CMBS and bridge for stabilized or transitional income property.
Talk to PeerSenseFocus $100 million a month
Warehouse and forward flow. The desk will review $10 million a month. $10 million is not the focus.
Talk to PeerSense$20 million a month in B2B invoices
Advance 80 to 95 percent of face. Consumer cards are a pass.
Talk to PeerSenseActual activity from the PeerSense pipeline, not vanity metrics.
Live from the PeerSense CRM. Borrower identifying details are never displayed.
Deal Types
Every deal has a lane. Start with yours.
Choose your situation. The form opens pre filled. Talk with PeerSense.
Tools
Run your own numbers before someone else runs them for you.
Spend fifteen minutes with the desk. You will hear whether the file fits, which lane it belongs in, and what to bring. No shopping list. No call center.
$10 million and up on CRE · Factoring from $20 million a month · Fee realized at closing
Reviewed by Edward L. Freeman, Founder and Managing Director, PeerSense
Last reviewed LinkedIn profileAbout Edward Freeman
Talk to PeerSense
Bring the deal. We will bring the right capital.
Anonymized case studies from the live public box. CMBS, bridge, and CRE from $10 million. Factoring from $20 million a month. Originator focus is $100 million a month.
Closed at 6.85% / 70% LTV in 58 days; ~$1.0M/yr interest savings vs prior bridge (~10.85% prior, 400 bps spread tightening on $25M).
Sponsor was burning carry on a maturing floating rate bridge originated during a value add hold. Underwritten NOI of $2.27M cleared the lender debt yield floor, and PeerSense ran the three constraint conduit test in parallel, LTV bound at $17.5M, debt yield bound at $26.7M, DSCR bound at $20.1M, confirming DSCR was the binding constraint. We pre cleared three institutional CMBS conduits and selected the desk with the tightest spread on Class B suburban product. The conduit funded at $25M flat with a 3 yr IO window that defers principal long enough for the sponsor to recapture leasing reserves before amortization kicks in.
Indicative only, as of October 1, 2026. Not a quote, commitment or offer of credit. Final pricing, leverage and terms are determined by the lender at underwriting, after full transaction materials are reviewed. PeerSense sources the file. The lender sets pricing. What these terms mean.
Disclaimer: Case studies are anonymized representations of deal types the desk has sourced. All borrower names, specific property addresses, and identifying details have been altered or omitted to protect client confidentiality. Loan amounts, rates, LTVs, and structural details reflect typical institutional terms a capital source has set; individual deals vary with credit, sponsor, and market conditions.
“Ed is a problem solver and always looking to help individuals and companies achieve their goals. He has the work ethic and communication skills to get in front of decision makers of all shapes and sizes. Ed is a consummate professional and I have enjoyed working with him and getting to know him over the past few years.”
Ryan Grand, Managing Director · Mayfair Capital SourcesVerified via LinkedIn →“Ed was of great help. We were working with a tight deadline and he secured senior debt quickly, gathering a half dozen term sheets within a week's time. He was pleasant, on top of things, and highly professional. We will certainly work with Ed again, and can strongly recommend his people-connecting skills to anyone interested in high-quality contacts.”
Dave Klivans, Client · Always Make Time to Be KindVerified via LinkedIn →“Ed is an exceptional franchise broker. He offers cost-effective 401(k)/IRA ROBS solutions and SBA funding options that set him apart in the industry. Unlike most, he provides these services without any upfront fees, which is VERY rare to find. Ed also brings helpful tax strategies and ideas to the table. His network is another standout feature, connections include franchise and non-franchise attorneys, investment bankers, financial advisors, tax consultants, and private equity investors.”
Joshua Malik, Founder & CEO · Joshua Tree Experts, Tree Care FranchiseVerified via LinkedIn →“Ed is as good as they come in his field. He is extremely persistent, knowledgeable and willing to go the extra mile for his clients. I worked with Ed for close to two years trying to find a franchise I thought was right for me. I had nearly given up hope. Then Ed called me at 6:30pm on a Friday night and he had found the perfect fit. I ended up purchasing three territories of the men's health franchise Ed presented to me.”
Jerod Wolff, Commercial ManagerVerified via LinkedIn →“Ed's expertise in financial solutions has been instrumental in our franchisee's success. He consistently demonstrates an exceptional ability to provide unique and cost-effective 401(k)/IRA ROBS solutions and SBA funding options. His network spans individuals capable of writing multi-million-dollar checks to entities prepared to invest up to one or two billion dollars. What truly sets Edward apart is his dedication to honest and straightforward communication.”
Dylan DeGroat, Director of Operations · Joshua Tree Experts FranchisingVerified via LinkedIn →“Ed is an exceptional leader and consultant in the franchising industry. He is consistent and thorough in his follow up and helped our brand execute our first multi-unit franchisee in the Scottsdale market. He works hard for his clients and provides them with the support and guidance to give them confidence in their decision to invest in a franchise.”
Kaitlin Johnson, Franchise Advisor & Development LeaderVerified via LinkedIn →“Even after I purchased the Franchise, Ed is still a part of my journey, following up to see if he can help in any way, or just being a friend and asking how things are going. I would highly recommend using Ed's company if you are considering purchasing a franchise. No pressure, only good honest information and guidance.”
Matt Hamm, Vice President · PharmaneekVerified via LinkedIn →“Ed at Peersense was awesome to work with. He has a realistic and no BS outlook on things and he truly cares about finding the right franchise for you. I initially talked to multiple franchise consultants but quickly decided to work exclusively with Ed and he ended up finding the perfect franchise opportunity for me!”
Matt Haugen, MS, EntrepreneurVerified via LinkedIn →“I've had the pleasure of working with Ed Freeman over the years, and he has been a constant source of encouragement, insight, and creative problem-solving. From providing me with strategic business solutions to coaching me through challenges, Ed has always been generous with his time and expertise. His ability to identify opportunities, offer actionable advice, and genuinely care about others' success sets him apart as a true leader and strategist.”
Matt Long, Director · SSA Group LLCVerified via LinkedIn →“Ed is a wizard at finding niche, lucrative opportunities and is insanely well connected with investment firms. Certainly a 'go-to' person for thoughts and inspiration. Always willing to be a resource and generous with his time helping others.”
Steve Iskander, Founder & CEO · Intrepid FinanceVerified via LinkedIn →“Mr. Edward Freeman is a self motivated entrepreneur who is a go getter. I have enjoyed working with Mr. Freeman on various projects and found him to be energetic and goal oriented. I highly recommend Mr. Freeman for any projects requiring his expertise.”
Dr. Matthew Steiner, MD, Medical Director · Gameday Men's HealthVerified via LinkedIn →“Ed is a very hardworking person who sees the big picture but also pays attention to detail. He does not give up on things and has a lot of drive to compete and succeed. He wants to learn and is not afraid to admit when he does not know something. He is a high integrity person with a very strong work ethic.”
Anthony Lennen, Owner & President · L2 Consulting, LLCVerified via LinkedIn →Live reviews from our verified Google Business Profile
Occupancy, cash in, and what is on the books. No spam.
By submitting you agree to receive emails, calls, and texts about rates from PeerSense Capital Advisory. We do not sell or share your data.
Indicative only, as of October 1, 2026. Not a quote, commitment or offer of credit. Final pricing, leverage and terms are determined by the lender at underwriting, after full transaction materials are reviewed. PeerSense sources the file. The lender sets pricing. What these terms mean.
Common questions about working with PeerSense
Have more questions? We can help.
Talk to PeerSenseOriginators, factoring, CMBS, bridge, contracted revenue sale, and data center. Talk to PeerSense.
The focus is $100 million a month. We will look at $10 million a month, but $10 million is not the focus.
B2B invoices from $20 million a month. Advance 80 to 95 percent of face. Consumer cards are a pass.
$10 million and up. Cash in about 35 percent for stabilized income property.
$10 million and up. Cash in about 35 percent for stabilized income property on the way to a takeout.
Up to 89 percent of contracted lease value, with a 15 year hyperscale offtake.
$1 billion to $30 billion plus. The file needs a signed lease with a major hyperscaler, or one backed and guaranteed by a major hyperscaler. Unleased spec sits.
Use our calculators and quiz to understand your options in 60 seconds.
A few useful next steps, nothing here dead-ends.
DSCR, debt yield, bridge to CMBS, factoring cost and more, size a deal in 60 seconds.
OpenAnonymized case studies across CMBS, bridge, SBA, DSCR and franchise buyouts.
OpenLender discipline, charge off signals and sector benchmarks from our data moat.
OpenOriginators, factoring, CMBS, bridge, and data center deals. Talk with PeerSense.
Non recourse securitized mortgages for stabilized properties. Convert bridge debt to permanent CMBS. $10 million and up. Cash in about 35 percent.
Construction, bridge, takeout, and contracted revenue sale. $1 billion to $30 billion plus. The lease must be signed by a major hyperscaler, or backed and guaranteed by one.
Warehouse and forward flow. The focus is $100 million a month. We will review $10 million a month, but $10 million is outside the focus.
B2B invoices starting at $20 million a month. Advance 80 to 95 percent of face. Consumer cards are a pass.
CMBS, bridge, and permanent debt for stabilized properties. $10 million and up. Cash in about 35 percent.
Digital spectaculars, easements, and ground. 20 million, 50 million, and 100 million plants. Cash in has to be real.
Acquisition and repositioning. $10 million and up. Name the takeout. Cash in about 35 percent.
Hotel acquisitions, refinancing, and renovation. Public files from $10 million. Cash in about 35 percent.
Up to 89 percent of contracted lease value. A 15 year lease signed or guaranteed by a hyperscaler. The owner keeps the facility.
Non bank institutional capital. $10 million and up.
Access to every major financing product through our capital source network
We will look at $10 million a month, but $10 million is not the focus.
The book must already be buying.
Clean tape. Broker packed files get passed over
B2B invoices. Advances run from 80 to 95 percent of face
We will review $10 million a month. That is not our focus
Secured by inventory and receivables. A loss tape is required
Non recourse securitized commercial mortgages
Short term capital for repositioning or acquisition
Search lane. Cash closes in about 35 percent of cases
A major hyperscaler has signed the lease, or backs and guarantees it
A 15 year lease signed or guaranteed by a hyperscaler
Cluster and inference equipment does not fit the building box
Search only. This is not a growth lane
Owner occupied real estate. Search only
Manufacturers. Search only
Free tools, data, and guides to help you understand your financing options. No account is required, and there are no strings attached.
Key terms every borrower should know, from amortization to working capital, explained in plain English.
Estimate monthly payments, DSCR ratios, and acquisition capital stacks before speaking with a lender.
See whether the file fits originator tape, factoring from $20 million a month, CMBS, bridge, or data center financing.
Real world deal breakdowns, SBA program updates, and capital market trends from the PeerSense team.
Live Fed funds rate, prime rate, SBA base rates, and Treasury yields, updated in real time.
SBA lending data by industry, including loan volumes, average loan sizes, default rates, and lender activity.
PeerSense covers CMBS, bridge, DSCR, institutional private credit, mezzanine, factoring, and SBA. Talk to PeerSense. The capital source sets the terms.
Our last representative close was a $13.65M dual tenant NNN leasehold CMBS at 6.23% in March 2026. Take fifteen minutes to hear whether your deal belongs on this desk. See Today's Live Commercial Loan Rates
Three simple steps from inquiry to closing
Share the file, the structure, and the timeline. The desk listens first.
Originators, factoring, CMBS, and bridge. Talk to PeerSense. The capital source sets the terms.
PeerSense does not fund the loan. The capital source sets the rate, the advance, and the close.
We work directly with investors, operators, and acquirers across multiple asset classes
CMBS, bridge, and CRE from $10 million. Cash closes in about 35 percent of cases.
Live boxes for operators. B2B factoring from $20 million a month. CRE from $10 million and up.
SBA is search only. Growth lanes are CRE from $10 million and B2B factoring from $20 million a month.
Equipment financing, receivables facilities, real estate purchases, and growth capital for established businesses
Brokers and intermediaries. We work with principals directly. If you stand between us and the owner, this is not your door.
Rate shoppers collecting quotes. We publish where pricing lives. If you are gathering ten quotes to save an eighth of a point, a marketplace will serve you better.
Deals with no engine. No revenue, no collateral, no cash flow means no placement. A strong story is not a capital structure.
Anyone who wants their deal sent out broadly. If you want forty lenders on your file by Friday, we are intentionally the wrong shop.
Anyone who will not verify. Real name, real phone, real financials. We protect identified principals, not anonymous tourists.
And one promise either way: if your deal does not fit our capital network, we tell you straight. Usually within a day or two. You will have exposed nothing. We would rather give you a fast no than a slow maybe.
The most fundable deals in our network tend to share a profile. We will give you a candid read on where your deal stands.
Meaningful equity, durable cash flow, and clean credit matter. Together, they support sharper pricing and a more direct path to closing.
Strong equity and cash flow can outweigh a lighter credit profile. That is the premise behind our asset based and Fast 50 structures.
Thin equity narrows the field, even with excellent credit. We will say that early and explain what could change it.
Not sure where your deal sits? A brief conversation will settle that.
Independent capital advisory for deals that need structure. We build the financing plan, not push products.
Traditional brokers push products. PeerSense acts as your capital advisor, analyzes your deal, structures the financing, and matches you with a suitable lender. We work for you, not the bank.
PeerSense earns a referral fee at closing, paid by the lender, the borrower, or split between both depending on the deal structure. We establish the fee upfront in our agreement before work begins.
Access to a curated network of capital sources including banks, credit unions, private lenders, and institutional funds. A bank denial is not a capital denial.
We focus on transactions requiring creative structuring, multiple capital sources, or non standard terms. CRE from $10 million.
Structures the desk sees on originator, factoring, CMBS, and bridge files. The capital source sets the terms. Names stay off the page.
Stabilized and transitional CRE. Cash in about 35 percent. A $2 million broker handoff is a pass.
The desk focuses on $100 million a month. We will review $10 million a month, but $10 million is outside the focus.
B2B invoices starting at $20 million a month. $240 million a year does not mean a $240 million facility. At 60 day terms, an 85 percent advance funds about $34 million.
The lease must be signed by a major hyperscaler, or backed and guaranteed by one. Unleased spec property remains on the sidelines.
These are representative structures, not named completed transactions. The figures are composites. They show how a structure works. The capital source sets the terms. Names stay off the page.
Talk to PeerSense. The desk reads the file after it is on the desk. The capital source sets the terms.
$10 million and up. Cash in about 35 percent. Stabilized income property.
$10 million and up. Name the takeout first. Cash in about 35 percent.
Focus is $100 million a month. We will look at $10 million a month.
$20 million a month in B2B invoices. Advance 80 to 95 percent of face.
$1 billion to $30 billion plus. Signed or guaranteed hyperscaler lease.
Up to 89 percent of contracted lease value. 15 year hyperscale offtake.
Curated capital network | The desk will reach out | Fee realized at closing
