Pretty Boi CEO™ Knowledge Base — Core 10 Articles
1. Understanding the 85/45/24 Model™
Purpose: Teach agents, sellers, and lenders the foundation of your deal structure.
Outline:
What “Offer = 85% FMV, Recorded = 45%, Lender = 24%” means
Why keeping the recorded price low protects title, taxes, and liability
How NOI and earning power drive real value
Example: $1M FMV → $850K Offer → $450K Recorded → $240K Lender
Faith-driven note: “Structure over sacrifice — every deal builds legacy.”
2. Title-Directed Disbursements Explained
Purpose: Show how all funds flow safely through title — no seller carry, no confusion.
Outline:
Definition of “title-directed”
Seller Payoff = Offer 85% – Lender 24%
Inside title: lender fee, finder fee, Kayan Trust 1%, ops reserve
HUD-style visual example
Why this keeps transparency, accountability, and compliance
3. Seller Legacy Payoff™ — Step-by-Step
Purpose: Help sellers and title companies understand payoff logic.
Outline:
Formula (Offer 85 – Lender 24 = Seller Legacy Payoff)
Split between at-close + rolled payments
How sellers get security and peace through structure
Sample calculation at 3rd-grade math level
Why this protects both sides spiritually & financially
4. The Pretty Boi Full Capital Stack™
Purpose: Give lenders and investors clarity on every cost and reserve.
Outline:
List of standard stack items: Offer, Recorded Price, Lender Funding, Finder Fee, Kayan Trust 1%, Ops Reserve 5%
Sample calculation and flow chart
“Cash in = Cash out at closing” logic
How this guarantees Day-1 NOI ≥ 9%
Built-in honor system: No personal cash or credit ever used
5. The Kayan Trust 1% Mission
Purpose: Explain how your son’s trust is part of every closing.
Outline:
Who Kayan is and why the Trust exists
1% allocation per deal to his future and education
Transparency through title escrow
Faith & legacy principles behind it
“This Trust keeps our next generation covered.”
6. Next Generation Foundation — Our Philanthropy Promise
Purpose: Demonstrate the faith-based 10% tithe commitment on every refinance.
Outline:
Foundation overview & mission
Real projects we support (community housing, veteran families, youth programs)
How refinance profits fund change
Tax-deductible and fully audited model
“We don’t just build wealth — we redeem communities.”
7. Pretty Boi Estates™ Hospitality Operations Playbook
Purpose: Teach how luxury estates are operated hands-off and 5-star.
Outline:
Dual white-glove staff structure (stables & main house)
$700–800K first-year reserve breakdown
Hiring through licensed staffing agencies
Insurance & workers-comp requirements
Guest experience + faith-driven service standards
8. Day-1 NOI and Buyer Salary Calculation
Purpose: Help lenders and partners see financial viability on day one.
Outline:
Define NOI (Net Operating Income)
Include buyer salary as part of NOI plan
Simple 9% NOI rule of thumb example
Why this creates certainty and passive freedom
Spreadsheet example (you can attach your calculator)
9. The Certainty Kit™ — What’s Inside
Purpose: Outline what brokers and sellers receive before offer submission.
Outline:
VOD letter (Verification of Deposit > $13.4M)
Legal opinion letter
Entity snapshot & proof of capital
Dubb video intro link
How this builds trust before the contract
10. EMSA & 23-Day Closing Process
Purpose: Show your trademarked fast-close system clearly.
Outline:
What EMSA means (Earnest Money Secured Agreement)
How EMSA protects buyer & seller while avoiding risk
Timeline overview: Inspection, Title Review, Disbursement, Closing
23-day countdown sample
Closing line: “Certainty isn’t speed — it’s structure done right.”