Property Acquisition

• We identify high-quality property targets nationwide—matching our client's acquisition criteria
  
• We fully negotiate the terms of the sale under a Letter of Intent which is followed by a formal Purchase and Sale Agreement
  
• We manage the entire escrow process including the following:
  • Initial deposit of earnest money from our own funds
    
  • Identification, collection, and distribution of all due diligence materials
  • Coordination of the escrow calendar
  • Management and review of the loan and property settlement statements

Financing

• We identify an appropriate lender to provide the mortgage and negotiate and execute a term sheet for the loan(s)
  
• We make required deposits to the lender for third-party reports and lender legal fees
  
• We provide detailed financial analysis to the lender
  
• We furnish all property due diligence to the lender, attorneys, and accountants via our online document vault portal
  
• We obtain and review (or oversee the review) all third-party property reports, including, but not limited, to the following:
  
  • Appraisal
    
  • Environmental Site Assessment
    
  • Property Survey (ALTA) and Zoning Requirements
    
  • Property Condition Report
    
• We negotiate and execute the loan documents
  
• We manage the entire financing process toward the timely closing of the loan
  
• We provide a "warm-body guarantor" for the recourse "carve-outs" of the loan agreement, thus making the financing completely non-recourse to the investor/owner

Property & Asset Management

• We identify a third-party property management company, acceptable to the lender, to professionally manage the property
• We negotiate and execute the third-party property and asset management agreement(s)
• The property manager's responsibilities include the following:
  
  • Collection of monthly rents through a cash management account
  • Payment of monthly mortgage, tax and insurance impounds, as applicable
    
  • Payment of monthly automatic distributions as directed by the owner/investor
    
  • Collection of reimbursable CAM expenses (if any) from the tenant(s)
    
  • Provision of a monthly operating statement to the owner/investor
    
  • Provision of a year-end tax package to the owner/investor

Legal

• We engage legal representation to facilitate and review the property acquisition documents as well as the financing documents
  
• We direct legal review of the following:
  
  • Title report(s) including obtaining the owner's title policy
    
  • Third-party reports
    
  • Other ancillary transaction documents

Tax Opinion

We engage legal counsel to provide a legal tax opinion that the property interests should be considered an interest in real estate and not a partnership interests for federal income tax purposes

Zero-Liability Loan Program

• We obtain a first-position property mortgage and sign the loan documents, including the guaranties
• No qualifying for a loan
• Our program is the only entirely “Zero-Liability Loan” program available commercially – anywhere
• Owner/Investors are completely insulated from any and all lender liability