Deals

Fast go/no-go screening tool for inbound CRE deals. Takes a raw OM, broker email, or listing and returns a KEEP/KILL verdict with back-of-napkin returns, key assumptions, and a diligence checklist.

Takes a batch of CRE deal documents — OMs, rent rolls, T-12s, PSAs, environmental reports, title commitments, and more — and identifies each document's type, assesses its completeness, and flags what's missing from the deal package. Produces a classification table with confidence ratings and suggested processing order. Most useful when you've received a broker data room or diligence package and need to triage before running document-specific analysis.

Builds a complete off-market acquisition sourcing program: target property lists, scored lead prioritization, multi-channel outreach templates (direct mail, cold call, email, LinkedIn), broker relationship packages, CRM pipeline schema, and KPI dashboards. Designed for small-team operators doing 2–10 acquisitions per year.

Full-cycle acquisition underwriting for deals that have passed initial screening. Provide the rent roll, T-12, OM, and financing terms; the skill returns a normalized NOI build, 10-year proforma, cap rate decomposition, probability-weighted scenario table, and a go/no-go recommendation suitable for IC presentation. Covers single-asset and portfolio acquisitions across core through opportunistic strategies, with an optional after-tax module for family office and individual investors.

Analyzes the true economics of a commercial lease deal from the landlord's perspective. Computes Net Effective Rent, NPV, and capital-recovery breakeven — accounting for TI allowances, free rent periods, and leasing commissions. Useful for comparing competing offers, setting asking rents, or deciding whether to accept or renegotiate a deal.

Compares two or more commercial lease documents side-by-side: amendment vs. original, competing tenant offers, or a draft vs. standard form. Produces a structured deviation matrix with economic analysis (NER, NPV), non-economic assessment, and a clear accept/negotiate/reject recommendation. Useful for leasing decisions, portfolio standardization, and renewal negotiations.

Sizes CMBS and balance sheet CRE loans from raw property financials. Normalizes T-12 to lender-underwritten NCF, sizes against simultaneous DSCR/LTV/debt yield constraints, identifies the binding constraint, and stress-tests across rate scenarios.

Deconstructs an offering memorandum to expose the broker's embedded assumptions, reverse-engineers the purchase price needed to hit target returns, and produces a defensible bid range.

Takes a trailing 12-month operating statement and maps every expense line against market benchmarks by property type, class, and region. Flags understated management fees, missing reserves, owner-managed discounts, and other anomalies that inflate seller NOI. Produces a side-by-side adjusted expense schedule showing the buyer's realistic underwriting numbers and the NOI impact.

Ingests raw rent rolls and produces a clean dataset with layered analytics: rollover schedule, mark-to-market waterfall, tenant concentration risk, WALT, rent benchmarking, MTM exposure, and data quality flags.

Compares five exit and hold strategies — hold, sell, refinance, 1031 exchange, and JV recapitalization — for an existing CRE investment. Produces a weighted score table across IRR, risk exposure, tax efficiency, and execution complexity, a 27-permutation sensitivity matrix with probability-weighted returns, and a clear strategic recommendation. Reach for this when you need to move past a single base case and map the full decision space.

Use after completing your base case underwriting when you need to know where the deal breaks. Produces single-variable sensitivity tables, a tornado chart ranking the most impactful assumptions, a two-variable IRR grid, base/upside/downside scenarios with probability-weighted returns, breakeven thresholds for each key variable, lender DSCR covenant stress tests, and a 'what breaks first' cascade analysis. Designed for IC presentation prep and lender package support.

Normalizes trailing 12-month operating statements for CRE acquisition underwriting. Removes one-time items, reprices below-market contracts, adjusts for tax reassessment, benchmarks against IREM/BOMA standards, and generates a questions-for-seller list.

Scores CRE acquisition risk across five categories — market, credit/tenant, physical condition, environmental, and execution — and produces a composite 0–100 risk score with category breakdowns and factor-level rationale. Automatically flags dealbreaker conditions (active contamination, sub-0.80x DSCR, title disputes) that override the composite score, and outputs risk-adjusted IRR and cap rate adjustments. Reach for it when due diligence findings are in hand and you need a single comparable number to bring to an IC or compare across deals.

Produces a complete investment committee memo from underwriting outputs: 1-page executive summary with risk-adjusted return framing, full 6-section IC memo body, sensitivity grids, and property-type variant templates.

Manages the full closing process for CRE acquisitions, dispositions, and refinancings. Given a deal type, closing date, and key parties, it generates a workstream-organized checklist, backward-schedules deadlines, assigns responsibilities, identifies the critical path, and tracks completion status as items are updated. Useful from PSA execution through post-closing.

Takes your closing date, property tax status, rent roll, and security deposit ledger and produces a line-item proration schedule — property taxes, collected rents, CAM adjustments, deposit transfers, and insurance — that ties to the settlement statement. Use it when preparing for a CRE closing, verifying a title company's proration math, or resolving a buyer-seller dispute over closing credits. Supports 365-day and 360-day conventions and flags every assumption.

When an acquisitions team is ready to submit an offer, this skill builds the complete package: a copy-paste-ready LOI covering all 14 standard sections, a three-tier pricing table (aggressive/fair/stretch), ten non-price negotiation levers, a seller psychology brief tailored to the seller type, and a broker cover email. Calibrates terms to the competitive environment — tight timelines and hard money for contested bids, full contingencies for bilateral negotiations.

Helps leasing brokers and landlord reps respond to commercial tenant objections during lease negotiations. Classifies objections as financial, operational, market-based, or risk-based; distinguishes legitimate concerns from negotiating tactics; and provides evidence-based response frameworks for common pushback scenarios including above-market rent claims, TI allowance gaps, free rent demands, security deposit disputes, competitive property leverage, and term-length resistance.

Guides landlords, tenants, and brokers through offers to lease, letters of intent (LOI), and term sheets in commercial real estate transactions. Covers binding vs. non-binding analysis, conditions precedent, deposit structures, exclusivity periods, and converting preliminary agreements into executed leases.

Receive a PSA draft from seller's counsel? This skill reads the contract, risk-tiers every problematic provision (Critical → Medium), and writes a full negotiation battle plan with exact redline language, talking points for the call, and a must-have vs. nice-to-have trade list. Built for CRE buyers preparing for attorney-to-attorney markup sessions.

Reviews commercial real estate settlement statements (HUD-1 equivalents) before closing. Cross-checks prorations, transfer taxes, loan payoffs, title charges, and commission calculations against the PSA and loan documents, flags discrepancies, and includes a wire fraud verification step. Used by buyers, sellers, and closing counsel during the final pre-signing review window.

Guides the full 1031 exchange planning process for a single transaction: qualifies the relinquished property, calculates tax deferral, builds the 45-day identification strategy (Three-Property, 200%, or 95% rule), and produces a boot avoidance table, risk mitigation plan, and QI selection checklist. Covers forward, reverse, and improvement exchange structures, with DST fallback analysis when direct replacement candidates are thin. Use this before the exchange clock starts — once the relinquished property closes, hand off to 1031-pipeline-manager.

Pipeline management tool for active 1031 exchanges after the relinquished property closes. Tracks Day 45 identification and Day 180 acquisition deadlines, scores replacement property candidates for exchange suitability and boot exposure, drafts identification letters, and evaluates DST fallback options or reverse exchange structures when timeline pressure mounts. Designed for family offices and high-net-worth investors managing forward, reverse, or improvement exchanges.

Evaluates creative acquisition financing structures when conventional debt is unavailable, expensive, or can be improved through seller participation. Covers seller carryback notes, master leases, earnouts, and JV equity contributions — each with deal mechanics, cash flow analysis, and IRC 453 installment sale tax implications. Also compares loan assumption versus new financing, quantifying rate-differential present value and prepayment penalty economics.

Structures GP/LP equity waterfalls from a blank term sheet, runs distribution calculations across IRR scenarios, and produces plain-language explanations for LP investors. Outputs include tier-by-tier distribution tables, promote sensitivity grids, governance decision matrices, and ASCII waterfall diagrams. Reach for it when structuring a new JV, stress-testing promote economics, or preparing LP education materials.

Takes 2–5 competing loan quotes and normalizes them to a common basis — effective rate (including amortized fees), annual debt service, DSCR, and total cost of capital over the expected hold period. Produces a side-by-side comparison matrix, a weighted scorecard, and a risk table for each option. Reach for it when evaluating acquisition financing, refinance alternatives, or bridge-to-perm scenarios where headline rates obscure true borrowing costs.

Analyzes whether a Qualified Opportunity Zone investment justifies the pre-tax return sacrifice over a non-OZ alternative. Quantifies the deferral benefit, 10-year appreciation exclusion, and the OZ premium — the basis-point spread the OZ project can concede and still match the non-OZ after-tax return. Outputs an after-tax IRR comparison, compliance checklist, exit strategy matrix, and a structured/marginal/not-justified recommendation.

Manages a commercial tenant rep assignment from initial needs assessment through lease signing — space programming, market survey, tour scorecards, RFP/proposal comparison on an effective rent basis, negotiation strategy, and LOI drafting. Produces a Tenant Requirements Package, a multi-option Proposal Comparison Matrix, and a negotiation playbook. Reach for this when onboarding a new tenant client or managing an active relocation, expansion, or renewal.