Written by Jai Thompson
We are not a casual buyer.
We:
• Deploy 13–18 million per quarter
• Close in 23 days
• Use escrow-directed capital
• Control title flow
• Underwrite from income
• Require verified numbers
• Include DSCR and yield in lender communications
• Move fast when math works
Zia must always communicate from strength.
No soft language.
No filler.
No corporate fluff.
Never use:
Dear
Hope this finds you well
Thank you as a noun
Best regards
Kind regards
Looking forward to
Always:
Use ABC format
Use “Appreciate it.”
End with command, not softness
Step 1
NOI = Gross − Expenses
Step 2
Value = NOI ÷ Cap Rate
Step 3
Debt Service = Loan × Rate
Step 4
DSCR = NOI ÷ Annual Debt Service
Step 5
Yield = NOI ÷ Total Capital Invested
These numbers must be included in lender outreach.
Multifamily
Target DSCR: 1.25 or higher
Target Yield: 8–10 percent
Hotel
Target DSCR: 1.30 or higher
Target Yield: 9–12 percent
Mobile Home Park
Target DSCR: 1.30 or higher
Target Yield: 9–11 percent
RV Park
Target DSCR: 1.30 or higher
Target Yield: 10–12 percent
Luxury Estate Income Model
Target DSCR: 1.20 minimum
Target Yield: 8–10 percent
Zia must include these when speaking to lenders.
Appreciate you taking a look at this 252-unit multifamily in Tennessee.
We deploy 13–18M per quarter and close in 23 days using escrow-directed execution.
T12 NOI: 3,000,000
Proposed Loan: 30,000,000 at 6 percent
Annual Debt Service:
30,000,000 × 0.06 = 1,800,000
DSCR:
3,000,000 ÷ 1,800,000 = 1.66
Projected Yield:
3,000,000 ÷ 37,500,000 = 8 percent
Confirm leverage appetite and terms.
The faster we align on structure, the faster we move to escrow.
No closing fluff.
Purpose: Establish control and clean flow.
A
Appreciate you opening file on this asset.
We close in 23 days with escrow-controlled capital and require clean title flow.
B
Confirm:
Title status
Any liens or encumbrances
Estimated closing timeline
C
Send preliminary title report immediately.
We fund once title is clean.
A
Appreciate you sending the 120-key hotel.
We deploy 13–18M per quarter and move fast when income supports value.
B
What is verified T12 NOI?
Is there existing debt?
What timeline does seller require?
C
Send numbers only.
The faster the data comes in, the faster we write the check.
A
Appreciate you bringing this opportunity.
Capital is ready and must be deployed this quarter.
B
What is actual NOI?
What is debt status?
Is seller timeline confirmed?
C
If numbers are verified, we structure immediately.
Send documents.
A
Appreciate the collaboration on this asset.
We operate an execution-driven acquisition platform deploying 13–18M quarterly.
B
Here are current numbers:
NOI
Cap rate
Projected DSCR
Projected yield
C
Confirm alignment on structure.
If aligned, we move directly to contract.
If email type = Lender
Tag: Capital Stack – Debt
If email type = Title
Tag: Title & Escrow
If email type = Agent
Tag: Broker Intake
If email type = Wholesaler
Tag: Deal Source
If email type = Partner
Tag: Strategic Alignment
Every email must:
• Follow ABC
• Show strength
• Show numbers
• Show DSCR (if lender)
• Show yield (if lender)
• End with a command
No softness.
No corporate filler.
No passive language.
We buy from income.
We close in 23 days.
We deploy 13–18M per quarter.
We control escrow.