23 Days. Clean Title. Real Numbers.

23 Days. Clean Title. Real Numbers.

23 Days. Clean Title. Real Numbers.

By Jai Thompson

I manage a private equity platform deploying 13–18M per quarter across multiple real estate asset classes.

Our model is asset-based, escrow-directed, and execution-driven, allowing us to close in 23 days or less with certainty and clean title flow.

We acquire and operate across:

  • Luxury estates

  • Single-family residential portfolios

  • Multifamily communities

  • Hospitality and hotels

  • Mixed-use properties

  • RV parks and mobile home communities

  • Golf resorts and destination assets

  • Specialized housing and income portfolios

Capital is structured.
Operators are paid.
Reserves are built in.
All disbursements are controlled through escrow.

We deploy with discipline, transparency, and speed — while tithing back to the communities we serve.

THE 85 / 45 / 24 FRAMEWORK (3rd Grade Math)

If FMV = 10,000,000

85% Offer = 8,500,000
45% Record = 4,500,000
24% Lender = 2,400,000

Lender wires 2,400,000
Escrow disburses 2,400,000

Cash in = cash out.

Low leverage. Strong coverage.

ASSET CLASS 1 — LUXURY ESTATE

FMV: 12,000,000

85% Offer = 10,200,000
45% Record = 5,400,000
24% Lender = 2,880,000

Annual NOI: 900,000

Debt @8%:
2,880,000 × .08 = 230,400

DSCR:
900,000 ÷ 230,400 = 3.9

Yield:
900,000 ÷ 5,400,000 = 16.6%

Refinance Scenario (65% LTV on 12M)

12,000,000 × .65 = 7,800,000

Refi payoff: 2,880,000
Cash out: 4,920,000

Stress Test (NOI drops 25%)

900,000 × .75 = 675,000

675,000 ÷ 230,400 = 2.93 DSCR

Still strong.

LoopNet / Crexi Message (Under 400 Characters)

Private equity buyer. Asset-based 85/45/24 structure. 23-day close capability. Escrow-directed disbursements with funded seller payoff. Targeting stabilized luxury estates with verified NOI and clean title. Proof of capital available.

Agent Email

Subject: 23-Day Close Luxury Buyer

Hi [Name],

We acquire luxury estates using an asset-based 85/45/24 structure. Low leverage. Escrow-controlled. Seller payoff funded. NOI verified before offer.

Can we review your listing?

— Jai

Agent Text

Hi [Name], Jai Thompson. Structured PE buyer. 23-day close. Low leverage. Can we review your estate listing?

Broker Call Script

“We verify NOI first. We record at 45%. Lender advances 24% through escrow. If numbers hold, we close fast.”

Lender Email (Luxury Estate)

Advance: 2,880,000
NOI: 900,000
Debt: 230,400
DSCR: 3.9
Yield: 16.6%

Refi exit at 65% LTV supports significant cash-out cushion.

Title Company Email

We record at 45% FMV.
Lender advances 24% through escrow.
All disbursements title-directed.
Seller payoff funded.
Cash in = cash out.

Can your office support this structure?

ASSET CLASS 2 — MULTIFAMILY (120 Units)

FMV: 25,000,000

85% Offer = 21,250,000
45% Record = 11,250,000
24% Lender = 6,000,000

NOI: 2,800,000

Debt @8%:
6,000,000 × .08 = 480,000

DSCR:
2,800,000 ÷ 480,000 = 5.83

Yield:
2,800,000 ÷ 11,250,000 = 24.8%

Refinance at 70% LTV

25,000,000 × .70 = 17,500,000

Refi payoff: 6,000,000
Cash out: 11,500,000

Stress Test (30% NOI Drop)

2,800,000 × .70 = 1,960,000

1,960,000 ÷ 480,000 = 4.08 DSCR

Still above safe threshold.

Broker Outreach (Under 400 Characters)

Structured PE buyer acquiring multifamily. 85/45/24 model. 23-day close. Escrow-controlled. Strong DSCR. Seeking stabilized assets with documented NOI and clean rent rolls.

Lender Email (Multifamily)

Advance: 6,000,000
NOI: 2,800,000
Debt: 480,000
DSCR: 5.83
Yield: 24.8%

Refi at 70% LTV supports major liquidity event.

Title Intro

Escrow-directed 24% advance.
45% recording.
Funded seller payoff.
No outside capital.
Clean disbursement summary provided.

ASSET CLASS 3 — HOSPITALITY / HOTEL

FMV: 40,000,000

85% Offer = 34,000,000
45% Record = 18,000,000
24% Lender = 9,600,000

NOI: 6,500,000

Debt @8%:
9,600,000 × .08 = 768,000

DSCR:
6,500,000 ÷ 768,000 = 8.46

Yield:
6,500,000 ÷ 18,000,000 = 36.1%

Refinance at 65% LTV

40,000,000 × .65 = 26,000,000

Refi payoff: 9,600,000
Cash out: 16,400,000

Stress Test (35% NOI Drop)

6,500,000 × .65 = 4,225,000

4,225,000 ÷ 768,000 = 5.50 DSCR

Still strong coverage.

Hotel Broker Message (Under 400 Characters)

Private equity hospitality buyer. 85/45/24 structure. 23-day close. Escrow-controlled disbursements. Targeting stabilized hotels with verified NOI and operational history. Proof of capital available.

Lender Email (Hotel)

Advance: 9,600,000
NOI: 6,500,000
Debt: 768,000
DSCR: 8.46
Yield: 36.1%

Low leverage. Strong refinance optionality.

WHY THIS WORKS

• Low leverage
• Strong DSCR
• High yield on recorded basis
• Defined refinance exit
• Stress-tested coverage
• Escrow-controlled disbursements

Income drives the deal.
Leverage stays controlled.
Exits are defined before we submit.

Contact

Mr. Jai Thompson
📧
MrJai@kingjairealestategroup.zohodesk.com

Structure over sacrifice.
Stewardship over struggle.
Every deal builds legacy.