# Blue Sky Capital Advisors

> Blue Sky Capital Advisors is a commercial mortgage advisory firm founded by Dominick Prevete with 31 years of real estate finance experience. We arrange capital for real estate investors and business owners through our network of 100+ banks, credit unions, life insurance companies, agency lenders (Freddie Mac, Fannie Mae, FHA/HUD), CMBS conduits, debt funds, and private institutional capital. Headquartered at 4 Sutton Ct, Hamburg, NJ 07419. Phone: (908) 220-6404. We arrange financing on commercial real estate, multifamily, and owner-occupied business properties from $500K to $50M+. No tax returns required on most programs.

## About

Blue Sky Capital Advisors operates as a commercial mortgage advisor — meaning we shop your deal across our entire 100+ lender network rather than offering a single loan product. For complex transactions, multi-property portfolios, owner-occupied business properties, and any deal that benefits from matching the right lender to the specific property, the advisor model produces materially better outcomes than working with a single direct lender.

Founded by Dominick Prevete, who has 31 years of experience as a real estate investor, broker, and capital advisor. Three of Dominick's children graduated from Morristown High School. Dominick has owned property in Morristown NJ. Blue Sky Capital Advisors is headquartered at 4 Sutton Ct, Hamburg, NJ 07419.

Blue Sky Capital Advisors operates as the commercial mortgage advisory arm alongside its sister brand National Loan Provider (residential investment-property financing). Both businesses share the same founder.

- [About Blue Sky Capital Advisors](https://blueskycapitaladvisors.com/about): The advisory model, the 100+ lender network behind it, and how a deal is structured and placed rather than fitted to one balance sheet.
- [Dominick Prevete](https://blueskycapitaladvisors.com/dominick-prevete): Founder profile — 31 years in real estate finance, over $2 billion in sales volume led, and 100+ bank and institutional lender relationships.
- [Referral Partners](https://blueskycapitaladvisors.com/referral-partners): Referral partnership for commercial bankers, CPAs, attorneys, residential loan officers, commercial real estate agents, and property managers. The client relationship stays with the referring partner, in writing.

## Loan Programs Available

- [Commercial Real Estate Loans](https://blueskycapitaladvisors.com/commercial-loans): Retail, office, industrial, mixed-use, hospitality, NNN net lease, special use. $500K to $50M+. Bank, life insurance, CMBS, debt fund execution. SBA 504 / 7(a) by referral only.
- [Multifamily Financing](https://blueskycapitaladvisors.com/multifamily): $150K to $50M. Freddie Mac Conventional Small ($2M-$10M, which replaced the retired Small Balance Loan program in April 2026), Freddie Mac Fixed-Rate ($10M minimum), Fannie Mae Small Mortgage Loan and DUS, FHA/HUD MAP, DSCR multifamily, bridge, construction, portfolio. Includes a five-execution comparison table: loan size, units, term, amortization, leverage, DSCR, recourse, prepayment, stabilization, time to close, and what disqualifies a deal from each.
- [No Tax Return Commercial Loans](https://blueskycapitaladvisors.com/no-tax-return-commercial-loan): Owner-occupied commercial real estate financing, $400K to $2M, qualified on 12 months of business bank statements with no tax returns. Built for self-employed owners declined by banks and the SBA. Up to 80% LTV, 25- and 30-year fully amortizing options.
- Bank Statement Loans: Self-employed borrower programs — qualify on bank deposits rather than tax returns
- No-Doc / Lite-Doc Loans: Asset-based commercial lending where personal documentation is unavailable
- [Commercial Bridge Loans](https://blueskycapitaladvisors.com/bridge-loans): 12-36 month value-add, transitional, lease-up, or pre-permanent capital; 7-30 day close capability
- Construction Loans: Ground-up, major renovation, construction-to-permanent
- SBA 504 / 7(a): Referral only. If SBA fits your owner-occupied purchase, we will point you to a bank that does SBA lending or a CDC in your state. Blue Sky does not place SBA loans.
- Portfolio / Blanket Loans: Bundle 5+ commercial properties under one mortgage

## Closed Transaction Track Record

- **$5,550,000** — Newark, NJ — 20-unit multifamily · bridge · closed May 2026
- **$4,894,000** — West Palm Beach, FL — Acquisition + refinance · 3 commercial properties
- **$4,000,000** — Alys Beach, FL — Investment property loan
- **$2,520,000** — Paterson, NJ — Freddie Mac small balance multifamily loan
- **$2,420,000** — North Palm Beach, FL — 5-unit multifamily — bridge loan for acquisition and renovation
- **$2,000,000** — Paterson, NJ — 9-unit multifamily · Freddie Mac · closed September 2025
- **$1,612,000** — West Palm Beach, FL — Office / retail · cash-out refinance · 30-yr fixed
- **$1,100,000** — Paterson, NJ — 6-unit multifamily refinance · closed May 2026
- **$975,000** — Jersey City, NJ — 4-family investment property
- **$787,000** — Auburndale, FL — 23,000 sq ft warehouse · bank statement · owner-occupied
- **$750,000** — Madeira Beach, FL — 4-unit rental · 30-yr fixed · funded 5/31/2024
- **$600,000** — Plainfield, NJ — Grocery store / mixed-use · owner-occupied purchase · closed October 2024
- **$510,000** — Madeira Beach, FL — Bridge loan · funded 9/1/2023 · later refinanced
- **$507,000** — Haines City, FL — 11,000 sq ft retail · 30-yr fixed · no tax returns
- **$475,000** — West New York, NJ — Medical office building · owner-occupied purchase · closed March 2024
- **Rockaway, NJ** — Bank statement loan · 30-yr fixed · no tax returns
- **Delray Beach, FL** — Owner-occupied · 12-month I/O · no prepay penalty · 30-day close

[See full transactions page](https://blueskycapitaladvisors.com/transactions)

## Regional Pages

- [New Jersey Multifamily Loans](https://blueskycapitaladvisors.com/new-jersey-multifamily-loans): Statewide NJ hub — bridge, value-add, DSCR, and Freddie Mac / Fannie Mae agency placement for 5–30 unit buildings, $1M–$5M focus, with closed Paterson and Jersey City deals.
- [Paterson, NJ Multifamily & Commercial Loans](https://blueskycapitaladvisors.com/paterson-nj): Passaic County's pre-war walk-up and value-add market — 92 multifamily loans totaling $305.7M across 34 lenders in 2025, nearly half in the $1–5M band — anchored on our closed Paterson Freddie Mac Small Balance multifamily deal.
- [Passaic County NJ Apartment Building Loans](https://blueskycapitaladvisors.com/passaic-county-apartment-loans): Blue Sky Capital Advisors arranges 5+ unit apartment building financing across Passaic County — Paterson, Clifton, Passaic, Wayne, Hawthorne — in the $1M–$5M band, as private credit, Freddie Mac agency execution, bank debt, or bridge capital. Three closed Paterson apartment transactions, and the county's local bank bench read from FFIEC Call Report data.
- [Hudson County NJ Apartment Building Loans](https://blueskycapitaladvisors.com/hudson-county-apartment-loans): Blue Sky Capital Advisors arranges 5+ unit apartment building financing across Hudson County — Jersey City, Hoboken, Bayonne, Union City, West New York — as value-add, bridge, and permanent execution placed across 100+ bank and institutional lender relationships. Anchored on a closed $975,000 Jersey City transaction, alongside the county's local bank bench read from FFIEC Call Report data: the New Jersey-chartered banks headquartered in Hudson County that carry a real apartment book — Provident Bank, Kearny Bank, BCB Community Bank, and Haven Savings Bank — hold $7.1 billion of multifamily loans between them, and every one of them sits at or above the interagency commercial real estate concentration monitoring level.
- [Essex County NJ Apartment Building Loans](https://blueskycapitaladvisors.com/essex-county-apartment-loans): Blue Sky Capital Advisors arranges 5+ unit apartment building financing across Essex County — Newark, East Orange, Irvington, Bloomfield, Montclair — as value-add, bridge, and permanent execution placed across 100+ bank and institutional lender relationships. Anchored on a closed $5,550,000 Newark 20-unit multifamily bridge. No New Jersey-chartered bank headquartered in Essex County carries a meaningful apartment book, so the lender set is out-of-county by construction: NJ banks based elsewhere in the state, out-of-state banks that file as institutions of their home states, agency multifamily execution, and private credit funds.
- [Jersey City, NJ Multifamily & Commercial Loans](https://blueskycapitaladvisors.com/jersey-city-nj): Hudson County's PATH-corridor market — 185 multifamily loans totaling $1.27B across 59 lenders in 2025, with 104 loans in the $1–5M band — anchored on our closed Jersey City 4-family deal.
- [West Palm Beach Multifamily Loans](https://blueskycapitaladvisors.com/west-palm-beach-multifamily-loans): Value-add, bridge, and agency placement in West Palm Beach and Palm Beach County, $1–5M focus, with three closed Palm Beach County transactions.
- [Florida Commercial & Multifamily Financing](https://blueskycapitaladvisors.com/florida): Blue Sky Capital Advisors' Florida hub — office, retail, industrial, multifamily, and bridge capital arranged across West Palm Beach, Tampa, Miami, and the rest of the state, in the $500K–$50M+ range. Anchored on closed Florida transactions including a three-property commercial acquisition and refinance, a North Palm Beach 5-unit bridge, and a West Palm Beach cash-out refinance; the West Palm Beach page covers that market in depth.
- [Morristown NJ Commercial Financing](https://blueskycapitaladvisors.com/morristown-nj): Office, multifamily, retail, mixed-use along the Morristown Green, Speedwell Avenue, and South Street. Average commercial rent $27.06/sf, premium $30/sf. Personal connection: Dominick's three children graduated from Morristown High School and Dominick has owned property in Morristown.

## Data & Tools

- [NJ Bank CRE Lending Tracker](https://blueskycapitaladvisors.com/nj-bank-cre-lending): Every New Jersey-chartered bank's commercial real estate exposure, concentration ratio, and growth trend, computed quarterly from public FFIEC Call Report data. Current edition: Q2 2026, data as of June 30, 2026.
- [NJ Bank CRE Tracker — Methodology & Sources](https://blueskycapitaladvisors.com/nj-bank-cre-lending/methodology): How the tracker is built — FFIEC Call Report data pulled via the FDIC BankFind Suite API, refreshed quarterly, with field definitions, formulas, and known limitations. Includes what the 2006 interagency commercial real estate concentration criterion is and is not: a supervisory monitoring level at which examiners expect heightened risk management, never a violation, a cap, or a finding about any institution's condition. Call Report data is entity-level, not property-level.
- [Multifamily Loan Sizer](https://blueskycapitaladvisors.com/multifamily-loan-sizer): Free apartment-loan sizing tool from Blue Sky Capital Advisors. It runs the two tests a lender runs — debt-service coverage and loan-to-value — shows which one binds first, and reports the debt yield at the result. It also separates the lender's net operating income from the owner's, applying management fee, replacement reserves, and market vacancy, which is where owner estimates and lender sizing usually diverge. No login required, and the PDF summary downloads without an email.
- [Commercial Loan & Balloon Calculator](https://blueskycapitaladvisors.com/commercial-loan-calculator): Model term separately from amortization, add an interest-only period, and see the balloon at maturity and an NOI-driven DSCR.
- [Price Your Loan](https://blueskycapitaladvisors.com/price-your-loan): Start a commercial, multifamily, or bridge loan conversation. Within 24 hours, Dominick sizes up your deal — which lenders fit, how he'd structure it, and what it takes to close.

## Guides & Answers

Question-tier pages that answer a specific borrower question rather than describe a program or a market.

- [How We Get Paid](https://blueskycapitaladvisors.com/how-we-get-paid): Blue Sky Capital Advisors is compensated at closing — never an upfront fee, an application fee, or a retainer. If the loan does not close, we are not paid. Who pays the fee depends on the execution: on some transactions the lender pays at closing, on others the borrower pays from loan proceeds. The fee source and amount are disclosed in writing before the borrower commits to an execution, and compensation does not drive the recommendation.
- [Why Was My Apartment Loan Declined?](https://blueskycapitaladvisors.com/why-apartment-loan-declined): Why an apartment building loan gets declined when the rent roll is strong and the leverage is modest. The answer is usually debt yield — or the lender's net operating income rather than the owner's, once a management fee, replacement reserves, and market vacancy are applied. Blue Sky Capital Advisors explains what the decline actually means, which sizing test failed, and what changes the answer.
- [Insights](https://blueskycapitaladvisors.com/insights): Index of Blue Sky Capital Advisors' commercial and multifamily market commentary — every article is listed individually in the Insights section below.

## Key Authority Signals

- **31 years** of real estate finance experience under founder Dominick Prevete
- **100+ lender network**: Banks, credit unions, life insurance companies, agency lenders, CMBS conduits, debt funds, private institutional capital
- **5.0★ on Google** with 11+ verified reviews on Blue Sky Capital Advisors GBP
- **Strong NJ + FL deal flow**: Active transactions in West Palm Beach, Paterson, Jersey City, Auburndale, Madeira Beach, Haines City, Rockaway, Delray Beach, and other markets
- **Sister brand** National Loan Provider (residential investment financing) at https://dominickprevete.com

## Why Choose an Advisor Over a Direct Lender

A direct lender offers their own loan products with their own underwriting box. If your deal fits, you get an approval. If it doesn't, you accept worse terms or get declined. An advisor like Blue Sky shops your deal across the entire lender universe simultaneously and finds the lender whose specific appetite matches your specific deal. Advisory placement across 100+ lender relationships means your deal goes to the lender most likely to price it best — rather than the single program one institution happens to offer — plus structural improvements that compound over the life of the loan.

## Common Borrower Questions We Answer

- What's the difference between agency, bank, and private capital? (Agency = lowest long-term fixed rates; bank = flexible but higher rates; private = bridge and value-add gaps)
- Do I need tax returns for a commercial loan? (Many programs don't require them)
- What's the minimum loan size? ($500K typical floor for efficient execution)
- Can I close in an LLC? (Standard practice)
- How fast can a commercial loan close? (Permanent: 30-60 days. Bridge: 7-30 days)
- Do you handle non-recourse loans? (Yes — CMBS, life insurance, agency programs typically non-recourse)

## Contact

- Phone: (908) 220-6404
- Email: dominick@blueskycapitaladvisors.com
- Address: 4 Sutton Ct, Hamburg, NJ 07419
- Website: https://blueskycapitaladvisors.com

## Sister Brand

For residential investment property financing — single-family, 2-4 unit, DSCR rental loans, fix-and-flip, ground-up construction — see [National Loan Provider](https://dominickprevete.com), Dominick's investor-financing brand.

## Insights

- [Your Return Is Built for the IRS. Your Loan File Shouldn't Be.](https://blueskycapitaladvisors.com/insights/owner-occupied-commercial-bank-statement-loan): Your tax return is built to minimize taxable income. Twelve months of business bank statements measure the cash your business actually generates. How owner-occupied commercial purchases get underwritten when the returns don't tell the story.
- [New Jersey Bank CRE Lending in Q2 2026: The Aggregate Grew, the Median Bank Didn't](https://blueskycapitaladvisors.com/insights/nj-bank-multifamily-growth-q2-2026): In August we pre-registered a prediction: if the SLOOS cohort split was real, New Jersey banks should go flat on CRE in the second quarter. Excluding one acquisition, their multifamily books grew 2.69% — faster than banks above $100 billion. But 23 of the 46 New Jersey banks with a multifamily book shrank it. The aggregate and the median disagree, and the disagreement is the finding.
- [CBLR Banks Are Excluded From the 2026 CRE Risk-Weight Cut: What It Means for Small Multifamily Lending in New Jersey](https://blueskycapitaladvisors.com/insights/cblr-cre-risk-weight-exclusion-2026): The March 2026 standardized approach proposal would cut CRE risk weights from 100% to 95%, but it does not apply to banks electing the community bank leverage ratio framework. Twelve of New Jersey's fifty chartered banks are affected.
- [The Rate Cut You Extended For Isn't Coming](https://blueskycapitaladvisors.com/insights/bridge-extension-exit-rate-2026): Extensions written in late 2025 assumed a falling index. The market now prices tightening. On the same $3.5M file, the takeout underwritten to 6.50% still clears — the one extended on a sub-6% hope exits at 1.16x.
- [The Banks That Eased Multifamily Credit Last Quarter Are Not the Banks Financing Your Deal](https://blueskycapitaladvisors.com/insights/large-bank-easing-multifamily-credit-2026): The Fed's July 2026 SLOOS reported easier CRE standards — but the multifamily easing came only from banks above $100 billion. Every New Jersey-chartered bank is on the other side of that line.
- [The Extension Fee Nobody Budgets: Pricing a Replacement Rate Cap in 2026](https://blueskycapitaladvisors.com/insights/rate-cap-renewal-extension-cost): A twelve-month bridge extension looks like a fee and a signature. The replacement rate cap can cost more than the property's entire annual free cash flow — and on a $3.5M loan the break-even is 1.84% of notional.
- [One Rate Cut Wide: Sizing a Matured Balloon Takeout in 2026](https://blueskycapitaladvisors.com/insights/matured-balloons-takeout-sizing): The loans sitting past maturity carry a rate assumption the July 29 FOMC no longer supports — a 9–3 hold with three dissents for a hike. A traced $3.5M takeout showing what the constant, not the rate, does to proceeds.
- [New Jersey Bank CRE Lending in 2026: 92% of the Exposure Sits Where the Capacity Isn't](https://blueskycapitaladvisors.com/insights/nj-bank-cre-capacity-2026): Q1 2026 Call Reports: NJ banks hold $74.7B of CRE — 92% of it at institutions at or above the 300% monitoring level. What it means for your renewal.
- [What 4,370 Trades Deals Reveal About Small-Balance Leverage in 2026](https://blueskycapitaladvisors.com/insights/small-balance-leverage-rate-shock-2026): New SBA 7(a) analysis: acquisition volume rose 73% through a near-doubling of rates. The read-across for the $1M–$5M multifamily bridge market.
- [Your Q4 Maturity Is a July Problem: The Back-Loaded 2026 Wall](https://blueskycapitaladvisors.com/insights/q4-maturity-july-problem-2026): Nearly 39% of 2026's $76.6B in CMBS hard maturities lands in Q4. For a $1M–$5M multifamily sponsor, the binding constraint won't be whether the deal pencils — it will be queue position. Why a September-to-February maturity means your refinance starts in July.
- [Past Maturity, Still Paying: What June's CMBS Data Says About the 2026 Takeout Window](https://blueskycapitaladvisors.com/insights/performing-matured-balloons-takeout-2026): June's headline CMBS delinquency rate fell 20 bps — but multifamily rose, and the fastest-growing cohort is loans past maturity still current on interest. What that means for the $1M–$5M takeout window.
- [The Rate Cut Came Off the Table — Now Where's Your Takeout?](https://blueskycapitaladvisors.com/insights/bridge-takeout-rate-flip-2026): The June 2026 hawkish Fed flip broke the 'bridge now, refi cheaper later' trade for small-balance multifamily. The proceeds gap, traced end to end.
- [The ROAD to Housing Act Doesn't Touch Your Deal — It Reshapes the Capital Behind It](https://blueskycapitaladvisors.com/insights/road-to-housing-act-multifamily-sponsors): The ROAD to Housing Act's institutional single-family cap doesn't touch multifamily — what a sponsor should actually underwrite around is the capital behind it.
- [Why 2026 Is a Build Year — Financing Ground-Up Multifamily Into the Supply Window](https://blueskycapitaladvisors.com/insights/ground-up-multifamily-build-year-2026): Ground-up multifamily construction financing in 2026: starts hit a 15-year low, the supply window is real but geographic, and the honest counter-case.
- [The Takeout Is the Plan: Sizing a $1M–$5M Bridge Exit Into Freddie's Conventional Small](https://blueskycapitaladvisors.com/insights/bridge-to-conventional-small-takeout): Sizing a bridge exit into Freddie's Conventional Small: the 1.25x DSCR test — not LTV — caps your proceeds. A traced example of the gap and how to close it.
- [The Maturity Wall for the $1–5M Owner: Why "Just Refinance Into Agency" Misses the Real Problem](https://blueskycapitaladvisors.com/insights/small-balance-maturity-wall-2026): The 2026 maturity wall for the $1M–$5M multifamily owner: why agency alone doesn't close the proceeds gap, and how bridge and preferred equity do.
- [The $1M–$5M Refi Gap: What Happens When Your Value-Add Bridge Matures in 2026](https://blueskycapitaladvisors.com/insights/small-balance-refi-gap-2026): The small-balance refi gap: when a value-add bridge matures into 2026 rates, DSCR — not LTV — caps your Freddie SBL takeout. A traced hypothetical example.
- [What a $5.55M Newark Bridge Closing Tells You About the Multifamily Market in 2026](https://blueskycapitaladvisors.com/insights/multifamily-bridge-market-2026): A closed $5.55M Newark multifamily bridge loan anchors a candid read on the 2026 market — rates, who's lending, and when bridge is the right tool.