From Framework to Funded: How I Turn the FACES Method Into Certainty Deals (Recorded Price, 85 / 45 / 24)

By Jai Thompson

I manage a small private equity operation deploying 13–18 million per quarter across multiple asset classes.
We tithe 10 percent back to the communities we serve because capital without stewardship is noise.

Most people don’t fail in commercial real estate because of effort.
They fail because they overthink what should take seconds.

Paul’s FACES Framework is solid.
What I’m going to show you here is how I execute it with certainty, using:

• Recorded price strategy

• Escrow-controlled disbursements

• EDD-backed timelines

• And the 85 / 45 / 24 model

This is how deals move fast without drama.

STEP 1 — FIND (This Takes Seconds, Not Hours)

I’m not hunting unicorns. I’m scanning for structure.

Where I Look

• CREXi – multifamily, mixed-use, small commercial

• LoopNet – pricing psychology + broker intent

• Homes.com – mispriced residential income or tired listings

Filter. Skim. Decide.
No spreadsheets yet.

If I can’t see a path to:

• Clean NOI

• Clean title

• Clean structure

I’m out in under 30 seconds.

STEP 2 — ATTRACT (Your Message Is the Filter)

My outreach isn’t cute. It’s clarifying.

I don’t ask, “Is this available?”
I ask, “Is this flexible?”

Initial Broker / Agent Email (Send First)

Subject: Quick structure question on your listing

Appreciate you sharing the property.

I’m reviewing this through our acquisitions desk.
My role is to determine whether there’s a clean, escrow-controlled path that delivers certainty for the seller.

If there’s flexibility around structure, recorded price, or timing, I can move quickly and clearly.

Let me know and I’ll outline next steps.

— Jai

MrJai@kingjairealestategroup.zohodesk.com

That email alone eliminates 80 percent of non-deals.

STEP 3 — CALCULATE (85 / 45 / 24 — 3rd-Grade Math)

Let’s use a clean example.

Fair Market Value: 1,000,000

My Structure

• Offer (85 percent): 850,000

• Recorded Price (45 percent): 450,000

• Lender Position (24 percent): 240,000

Seller Legacy Payoff (Total)

• 850,000 − 240,000 = 610,000

No seller carry confusion.
No personal cash.
All title-directed.

Recorded price stays light.
Income drives value.
EDD stays clean.

This is why lenders say yes.

STEP 4 — EXECUTE (EDD + Recorded Price)

EDD is not paperwork.
EDD is predictability.

• Lower recorded price = lighter transfer taxes

• Cleaner appraisal logic

• Faster lender approval

• Title disbursements balance day one

That’s how you close inside 23 days without begging.

STEP 5 — SEAL (Certainty Wins)

Paul calls this “Seal the Deal.”

I call it remove doubt.

Once:

• Seller payoff is clear

• Lender metrics pencil

• Title understands disbursements

The deal closes itself.

One Roleplay — Broker Call (10 Exchanges, Realistic)

1. Broker: The seller wants close to ask.
2. Me: Appreciate that. Is flexibility possible if certainty improves?
3. Broker: Possibly. What do you mean by certainty?
4. Me: Recorded price, escrow-controlled funds, and a defined close date.
5. Broker: Seller is worried about perception.
6. Me: Recorded price protects them—taxes, liability, and title stay light.
7. Broker: How fast can you move?
8. Me: Once structure aligns, EDD is under 23 days.
9. Broker: And funding?
10. Me: Asset-backed. Income-driven. Title disbursed. No noise.

First Email to Lender (Metrics Included)

Subject: Asset-backed deal — recorded price structure

Appreciate your time.

We’re evaluating a deal with a recorded price structure and escrow-controlled disbursements.

Key metrics:

• DSCR: 2.10

• Yield: 9.20 percent

• Debt yield: Strong, income-supported

• Loan position: 24 percent of FMV

Clean NOI, clear EDD, and defined seller payoff.

Let me know if this fits your box and I’ll share the file.

Jai Thompson

MrJai@kingjairealestategroup.zohodesk.com

Title Company Intro Email

Subject: Recorded price + title-directed disbursements

Appreciate you connecting.

We structure deals with a recorded price below offer, with all funds disbursed through escrow and balanced at close.

No outside cash. No side agreements.
Clean ledger, clean EDD.

Let me know if your office handles structured disbursements and I’ll loop you into the file.

Jai Thompson

MrJai@kingjairealestategroup.zohodesk.com

The Purpose of This Message (Why Paul’s Resource Matters)

Paul’s FACES Framework works because it pushes people to act.

What I’ve shown you here is how to:

• Compress it

• Structure it

• Fund it

And move from framework → certainty.

This entire process starts with seconds, not spreadsheets.