Can anyone recommend SBA lenders who may be willing to do a loan without requiring the spouse to co-sign? I'd like to try to minimize my personal guarantee risk. I understand I may be able to place my house in my spouse's name, and then not have her co-sign. Thus protecting the house. I'm trying to see if this is a proven method.
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On your question about transferring the house into your spouse's name, unfortunately there is not a work around.
From the SBA's Standard Operating Procedures (Page 258): "b) Real estate transferred by the Applicant to the non-owning spouse or minor children within 6 months of the date of the application will not be exempt from consideration as available collateral."