Vol. II Templates PFS-REO Available now
The PFS and REO schedule lenders accept on the first submission.
Personal Financial Statement and Real Estate Owned schedule templates formatted for lender submissions – built from the formats senior lenders, agencies, and life cos actually accept, not the generic SBA templates that get returned for revisions.
Definition
What it is
2 forms
PFS and REO schedule, with separate liquidity-detail and contingent-liability tabs.
XLSX + PDF
Excel for editing, branded PDF for submission.
$19
$27 retail. 14-day refund.
Audience
Who this is for
Sponsors
First-time and repeat borrowers preparing for a financing submission. Use the same template across all lender packages to stay consistent.
Asset managers
Maintain a refreshed REO schedule for the entire ownership group; produce updated PFS quickly for each lender refinance cycle.
Sponsor counsel
Standardize submission packages across multiple sponsor clients. Reduces revision rounds with lender counsel.
Family office CFOs
Aggregate principal financial statements across operating entities in a single submission-ready file.
Inclusion
What's in the file
- PFS assets section (cash, securities, RE, business interests)
- PFS liabilities section (mortgages, notes, lines, contingent)
- Net worth calculation with liquidity breakouts
- Annual income statement
- REO schedule per property
- Summary roll-up across all owned RE
- Signature + certification block
Reference
FAQ
Will my lender accept this format?
The format mirrors what major life cos, agencies, and large debt funds typically accept. Some banks have proprietary templates; those they'll still ask you to use their form – but the data in our template translates directly.
Does it handle multiple sponsors?
Yes. The PFS template ships as both single-sponsor and joint versions. The REO schedule supports per-property ownership percentages for joint ventures.
Refund policy?
14-day refund if the file is materially different from what was described, corrupted, or not delivered correctly. Email support@valoreregistry.com.
Pricing
Pricing
Retail at release $27
Founders' price (first 14 days) $19
Single ZIP delivery: XLSX + branded PDF. Free point-update releases for 12 months. Informational only – not financial advice. Each lender retains the right to specify its own form.
Implementation
How to use PFS / REO Schedule
Six steps from XLSX download to a signed PFS + REO Schedule + Lender Summary ready for submission. Plus tips on contingent liabilities, liquidity discipline, and the maturity-bucket concentration view lenders actually care about.
A. Six steps
- 1
Download the PFS / REO workbook
You receive an XLSX with three connected tabs: PFS (Personal Financial Statement) · REO Schedule (Real Estate Owned schedule) · Lender Summary (the consolidated submission page). Save into the sponsor file, version-named:
PFS_REO_<Sponsor>_<YYYY-MM-DD>.xlsx. - 2
Fill the PFS tab from the source documents
PFS rows: cash + securities + retirement accounts · real estate equity (links to REO tab) · partnership interests · other assets · liabilities · contingent liabilities · net worth. Use the most recent statement date you have for each line. Bank statements as of the same date; brokerage as of the same date; do not mix.
- 3
Fill the REO Schedule with every owned asset
Columns: Property · Type · Address · Acquisition Date · Ownership % · Loan Balance · Estimated Value · Net Equity · NOI · Lender · Maturity. For each row, the ownership-percentage column applies to both equity and debt — partial ownership in a JV shows your pro-rata, not the gross asset.
- 4
Reconcile REO net equity into the PFS
The PFS "real estate equity" line auto-sums from the REO Schedule's ownership-adjusted Net Equity column. Do not type a different number into the PFS — if there's a discrepancy, fix it on the REO Schedule side.
- 5
Generate the lender summary page
The Lender Summary tab pulls headline numbers: Total Assets · Total Liabilities · Net Worth · Liquid Net Worth · REO Net Equity · Maturity Bucket Concentration (% maturing in 12 / 24 / 36 months). This is what most lenders actually look at first; the full PFS + REO sit underneath as backup.
- 6
Sign + date + circulate to the lender
The PFS requires sponsor signature + date. Export the populated workbook to PDF for the formal submission; retain the editable XLSX as the source. Suggested submission package: signed PFS PDF + signed REO Schedule PDF + Lender Summary PDF + supporting statements (bank, brokerage, K-1s) in one zip.
B. Practitioner tips
- Contingent liabilities are where most PFS submissions get challenged. Include all loan guaranties (full + carve-out) at the contingent line, not as direct liabilities.
- Partnership interests: book at sponsor's capital account balance OR most recent K-1 distribution rate × capital, not at speculative market value. Lenders discount aggressive marks.
- Liquid net worth = cash + securities + readily marketable assets. Real estate equity is NOT liquid; partnership interests are NOT liquid. Lender stress-tests on liquidity, not gross net worth.
- Foreign assets: disclose in the PFS at fair USD equivalent on the same date. Many lenders require US-domiciled assets to meet liquidity covenants; foreign assets sit separately.
- Maturity-bucket concentration on the REO tab is the lender's real concern. A sponsor with $200MM REO but 40% maturing in 12 months is a different risk than the same $200MM with 10% near-term.
- NOI on REO Schedule should be trailing-12, not pro forma. Lenders cross-check against tax returns; pro forma numbers undermine credibility.
C. Scope & limits
- Not a substitute for a sponsor-prepared, accountant-reviewed PFS where the lender requires that level of assurance. Some lenders require CPA-prepared statements for loans over a threshold.
- Not for tax purposes. The PFS is a credit submission; it is not a tax filing or tax-planning document.
- Does not handle Trust structures or holding-company tiering complex enough to require entity-by-entity disclosure. For multi-tier structures, consult the Sponsor Diligence Analyst workflow.
- Does not validate underlying source numbers. If the bank statement you reference is misread, the workbook cannot catch that. Always cross-check the source.
D. Pairs with
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PFS / REO Builder
Skill (forthcoming Q4 2026)
Reads bank statements + brokerage + entity disclosures; populates PFS + REO Schedule with ownership-adjusted equity.
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Sponsor Diligence Analyst
Agent (forthcoming Q4 2026)
Reviews the completed PFS / REO for completeness, red flags, and consistency with the sponsor's prior submissions.
-
Credit Analyst
Agent (forthcoming Q3 2026)
Treats the PFS / REO as a structured input to the credit-committee memo; flags liquidity gaps + concentration risk.
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Track Record
Template (available now)
Companion submission — the PFS shows current state; the Track Record shows historical execution.
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Lender Edition
Data (available now)
Lender preferences for PFS format vary by counterparty. Pair with Lender Edition notes on each lender's specific submission requirements.
Quarterly refresh. Free re-download for 12 months from purchase.
14-day refund if the file is materially different from what was described, corrupted, or not delivered correctly.
Or get this in Sponsor Capital-Raise Kit for $179 — save ~8% vs à la carte.See all bundles →
Get the file
Open the PFS / REO Schedule.
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