Commercial Capital Solutions · Off-Market Intelligence
Orange Door
Investments
We help commercial property owners secure $1M–$3M+ in financing by matching them with the right capital sources — fast. Whether you're refinancing, acquiring an off-market asset, or restructuring debt, Orange Door connects you with capital partners who move at your speed.
Who We Are
Built on Decades of Commercial Experience
Orange Door Investments was founded by two partners who spent decades building and managing commercial projects — not from behind a desk, but on job sites, in contract negotiations, and inside the capital stack.
Our background is in commercial general contracting. We've held federal contracts through the GSA and SBA 8(a) program, managed construction projects for Fortune 500 companies, and operated businesses that required us to understand every layer of a deal: the asset, the capital, the risk, and the people making the decisions.
We started Orange Door because we saw firsthand how many commercial property owners struggle to find the right capital at the right time — especially in the $1M–$3M range where deals are too large for conventional lending but too small for most institutional capital desks. That gap is where we operate.
We don't sell properties. We solve capital problems. Our job is to understand your situation, identify the right lending or investment partner, and structure a transaction that gets you to the closing table efficiently.
What We Do
Our Services
We focus on the $1M–$3M commercial capital range — solving financing problems that are too complex for conventional lenders and too small for institutional desks.
Capital Matching
You need capital. We know who has it. Orange Door maintains relationships with private lenders, bridge loan providers, CMBS servicers, and institutional capital partners. We match your deal with the right source based on property type, loan size, timeline, and structure.
Debt Restructuring & Refinancing
If you're approaching a maturity date, carrying an unfavorable rate, or sitting on a property with equity you can't access, we help you restructure. We analyze your current debt position, identify refinancing options, and manage the process from application to close.
Off-Market Acquisition Support
We use proprietary data intelligence to identify commercial properties with motivated sellers — before they ever hit the market. For investors, we provide sourcing, owner identification, and deal structuring support on off-market opportunities that traditional brokers never see.
Deal Structuring & Consultation
Not every deal fits a standard template. We help clients evaluate creative structures including seller financing, joint ventures, assumption of existing debt, and bridge-to-permanent strategies. Our construction background gives us a practical understanding that pure financial brokers often lack.
The Process
How It Works
From first conversation to closing table — here's what to expect when you work with Orange Door.
Consultation
We start with a 20-minute call to understand your property, your capital need, and your timeline. No pitch, no pressure — just an honest assessment of whether we can help.
Capital Analysis
We analyze your deal against our lender network to identify the best match — looking at property type, LTV, borrower profile, and market conditions to narrow to 2–3 strong options.
Lender Introduction
We present your deal to the right capital source with a complete package — narrative, financials, and property analysis — so the lender sees a deal that's ready to move.
Close
We stay involved through closing, coordinating between borrower and lender to resolve conditions, manage timelines, and get the deal to the finish line.
The Difference
Why Orange Door
We bring a perspective to capital brokerage that most firms can't — because we've been on the other side of the table.
We've Built What Others Only Finance
Most capital brokers come from finance. We come from construction. We've managed ground-up commercial builds, renovation scopes, and government facility projects. When we evaluate a deal, we don't just look at the spreadsheet — we understand the physical asset, the capital expenditure risk, and what it actually takes to execute a business plan.
Data-Driven Deal Intelligence
We don't cold-call from phone books. Orange Door uses advanced property intelligence and AI-powered analytics to identify owners facing debt maturities, equity positions that create refinancing opportunities, and distress signals that indicate motivation. We find the deal before the market does.
Right-Sized for the Middle Market
The $1M–$3M commercial capital range is underserved. Big banks want bigger deals. Small lenders can't handle the complexity. Orange Door operates specifically in this space, with lender relationships built to serve deals at this scale. If your deal is in this range, you're not a small client to us — you're our focus.
Our Team
The People Behind
Orange Door
Orange Door was built by two people who know commercial real estate from the inside out — not from a finance desk, but from job sites, government contract negotiations, and decades of building.
Barry S Cobb
Co-Founder & Chief Technology Officer
Seattle, WA
Mr. Cobb brings over 40 years of Engineering, Technology, and Commercial Construction experience to Orange Door Investments. His career began in Engineering and CAD services. After relocating to Seattle, he founded Lorache CAD/IT Services — originally a CAD and IT consultancy — which evolved into a General Contracting Construction firm serving private, local and federal government entities like GSA, SSA, TSA, DHS, VA, the City of Seattle, Seattle School District, Google, Microsoft, and Apple. Mr. Cobb's engineering mindset drives Orange Door's analytical approach to Deal Sourcing and Capital Matching, and he leads the firm's Technology and Data Intelligence operations.
Get In Touch
Let's Talk About
Your Deal
Whether you're refinancing a maturing loan, looking for acquisition capital, or exploring creative deal structures — we're here to have an honest conversation about your options.
Contact Information
Direct Line (Existing Clients)
912.336.3346
info@orangedoorllc.com
Hours
Monday – Friday, 8:00 AM – 6:00 PM Eastern
Offices
Savannah, GA & Seattle, WA
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