Seeking Bridge Lender: $3.8M Industrial Acquisition, Value-Add, 70% LTV, Secondary Market

Hi everyone, I'm seeking a bridge lender for a compelling industrial acquisition opportunity. My client is under contract to acquire a 45,000 SF light industrial property in a growing secondary market – think a strong sub-market outside of a major metro like Dallas or Atlanta. The purchase price is $5.5M, and we're targeting a $3.8M loan, equating to ~70% LTV on acquisition. The sponsor is a well-capitalized, experienced operator with a strong track record in this asset class, having successfully executed similar value-add strategies on 5+ industrial assets in the past 3 years. The property is currently 70% occupied with below-market rents. The plan is to invest approximately $750K in CapEx over 12-18 months for deferred maintenance, cosmetic upgrades, and tenant improvements to bring the remaining 30% online and push rents on existing leases as they roll. We project a stabilized NOI of $600K within 24 months, which at a 7.5% cap rate implies a stabilized value of $8M. This provides significant equity cushion post-stabilization. We're looking for a lender comfortable with a 24-36 month term, interest-only payments, and a competitive rate. Experience with value-add industrial in secondary markets is a must. We have a detailed underwriting package, including a comprehensive business plan, sponsor financials, and third-party reports ready for review. Happy to share more specifics via DM. Thanks in advance for any introductions or insights.