Nancy R. Little Partner

Nancy Little practices in the areas of finance and real estate transactions. Her finance practice includes lease finance, real estate lending, financings of hotels and healthcare/senior housing facilities, public-private partnerships and economic development incentives.  She has also practiced in the area of tax-exempt finance.

Ms. Little’s lease and structured finance practice focuses on synthetic leases, sale-leasebacks and credit tenant loans as well as other types of structured off-balance sheet finance, including transactions utilizing commercial paper conduits and other securitized loans. Her experience spans a wide array of assets, such as corporate aircraft and real estate, power plants and undersea vehicles, and includes both single asset and portfolio transactions.  She often assists in structuring transactions for compliance with accounting and other regulatory requirements. 

Her real estate practice includes portfolio real estate acquisitions, dispositions and financings, as well as real estate construction and development.  She often handles real estate aspects of M&A transactions and has many years of experience in representing REITs. 

Throughout her career, Nancy has served in number of leadership positions in the firm, including on the board of partners, as deputy managing partner, on the firm's advisory committee and as the real estate and environmental department chair.


Lease Finance

Representation of energy company in $365,000,000 synthetic lease financing of corporate office facility

Synthetic lease financing of space launch pad on Cape Canaveral

$330,000,000 synthetic lease for construction of corporate headquarters

Representation of multi-national energy company in synthetic lease and true lease financing for construction and acquisition of multiple Gulfstreams and 737 aircraft as part of corporate fleet replacement

$240,000,000 synthetic lease financing for construction of passenger cruise terminal in the Port of Miami

Representation of public company in lease financings for acquisition of Gulfstreams

Assisted national restaurant company with structuring and implementation of sale-leaseback program

Assisted public companies in unwinding multiple aircraft and real estate synthetic lease transactions

Other Finance & Real Estate Transactions

Representation of public REITs in single asset and portfolio acquisition and financing of select service and full service hotel assets across the United States, including negotiation of management and franchise agreements

Assisted national bank with loan secured by portfolio of skilled nursing and assisted living facilities

Managed securitized loan origination program for national lender

Representation of Fortune 50 company in public-private partnership and economic incentive transactions in the US

Assisted national banking institution with financing of $40,000,000+ assisted living facility

Representation of lead joint venture partner is structuring multiple real estate joint venture arrangements for acquisition of multi-family  facility

Representation of lender in $62,000,000 and $59,500,000 loans to tenants-in-common secured by office facilities

Representation of public REIT nationwide in acquisition and financings of multi-family asset

  • University of Virginia School of Law, JD
  • Virginia Polytechnic Institute and State University, BS

President, American College of Mortgage Attorneys

Executive Committee, American College of Real Estate Lawyers

Past Group Chair for Real Estate Finance Committees, Section of Real Property, Trust and Estate Law, American Bar Association

Member, Business Law Section, American Bar Association

Member, Virginia State Bar and Virginia Bar Association

Member, National Health Lawyers Association

Member, National Association of Real Estate Investment Trusts

Member, International Council of Shopping Centers

Member, Anglo-American Real Property Institute

  • Speaker, Bridging the COVID-19 Gap – How to Preserve Incentives When the Future Is Unclear, May 4, 2020
  • Speaker, Health Care Finance and Non-Traditional Real Estate Finance
  • Speaker, Financing Acquisitions of Utility Assets with Synthetic Leases
  • Speaker, "Where Has All the Money Gone? Financing of Hotel Transactions," Hotels 2018: Law and Practice, Practising Law Institute, New York, NY
  • Speaker, Health Care Finance and Non-Traditional Real Estate Finance
  • Speaker, Loan Documentation
  • Speaker, Synthetic Leases and Credit Tenant Leases (Institute for International Research)
  • Chair, Synthetic Lease Structures
  • Speaker, Portfolio Transactions: The Deals and The Issues
  • Speaker, Hotel Finance and Preparing for Distressed Hotel Loans (Practicing Law Institute)
  • Speaker, Distressed Hospitality and Resort Loans: The Lender's & Owner's Perspectives (American College of Mortgage Attorneys)
  • Speaker, Ethical Challenges Counsel Face with Multi-Jurisdictional Practice
  • Speaker, Sale/Leaseback Transaction (Association of Corporate Counsel)
  • Speaker, Economic Development Incentives – Opportunities for Corporate Expansion and Relocation (Association of Corporate Counsel)
  • Speaker, Financing Power Plants with Synthetic Leases (The Center for Business Intelligence)
  • Virginia

Selected for inclusion in The Best Lawyers in America, Corporate Law, Real Estate Law, 2009-2023; Banking and Finance Law, 2022, 2023, Woodward/White, Inc.

Selected for inclusion in America's Leading Lawyers for Business, Real Estate, Southern Virginia, Chambers USA, 2009-2022

Named "Lawyer of the Year," Real Estate Law, 2020; Corporate Law, 2019, Richmond, The Best Lawyers in America, Woodward/White, Inc.

Named to “Virginia Super Lawyers," Real Estate, Banking, Business/Corporate, Super Lawyers, Thomson Reuters, 2006-2015

Selected as a “Thought Leader” for North America, Who’s Who Legal: Real Estate, 2017

  • Considerations for In House Counsel, Ethical Challenges Counsel Face Representing Clients, Part B, International Council of Shopping Centers Law Conference, 2017
  • Issues in the Origination and Workout of Hotel Loans, Hotels 2016: Law and Practice, Practicing Law Institute, November 2016
  • Top Ten Basic Terms for a Financeable Ground Lease, Association of Corporate Counsel, December 2013
  • Overview of Financeable Ground Leases, Loan Origination: Basics Revisited, American College of Mortgage Attorneys, September 2013
  • Author, Virginia General Assembly Enacts Changes to Recording Tax Statutes, McGuireWoods Legal Insights, August 8, 2012
  • Checking in and Out, Distressed Hospitality and Resort Loans: The Lender's & Owner's Perspectives, American College of Mortgage Attorneys, October 2011
  • Author, Stimulus Legislation Expands Privacy Regulation for Health Care Businesses, McGuireWoods Legal Insights, February 26, 2009
  • Preparing for Distressed Hotel Loans: The Lender’s Perspective, Commercial Real Estate Financing 2009: How the World Has Changed, Practical Law Institute, January 2009
  • Hotel Finance – A REIT Borrower’s Perspective, Hotels 2007 Acquiring, Managing, Developing & Converting the Hot Property, Practical Law Institute, September 2007
  • Overview of Synthetic Leasing, Chapter 1, Synthetic Lease Financing, American Bar Association, 2002
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