Written by Jai Thompson
I manage a private equity platform deploying 13–18 million 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, and specialized housing and income portfolios.
Capital is structured, operators are paid, reserves are built in, and all disbursements are controlled through escrow. We deploy with discipline, transparency, and speed while tithing back to the communities we serve.
Structure over sacrifice. Stewardship over struggle. Every deal builds legacy.
Grant’s basic move is simple.
He starts with the income.
If a property has net operating income of $3,200,000 and the market cap rate is 4%, he says:
$3,200,000 ÷ 0.04 = $80,000,000 value
If the cap rate is 5%, then:
$3,200,000 ÷ 0.05 = $64,000,000 value
That is his “magic formula” idea.
Then he asks:
How much senior debt can this property safely hold and still cash flow?
That is what “the right amount of debt” means.
It means the debt should be big enough to boost returns, but not so big that it kills cash flow, lowers DSCR, or forces him to bring in too much equity pain later.
Then he raises capital for the gap.
That is the part I do not do.
He usually has:
value
minus debt
equals equity gap
Then he fills the equity gap with outside investors and keeps a piece for himself through fees, ownership, and control.
That works for him.
But it creates four problems I do not want:
You have to pitch people.
You have to wait on people.
You have to split economics with people.
You have to move on their timeline, not yours.
I stay hands-off, no limited partners, no mezzanine, no begging, no capital raises.
I do not start with, “How much equity can I raise?”
I start with, “How safe is the asset, what is the true income, and how low can I keep lender risk?”
My base structure is:
Offer = 85% of FMV
Recorded Price = 45% of FMV
Lender = 24% of FMV
Seller Legacy Payoff Total = 85% − 24% = 61% of FMV
That means I am not stretching debt.
I am not overleveraging.
I am not using my own cash.
I am not using my own credit.
I am not bringing in limited partners.
I am using the asset, the income, the recorded structure, and title-directed disbursements.
The lender is only at 24% of FMV.
That is why my lender yield gets very strong very fast.
That is why my DSCR stays healthy.
That is why my close is cleaner.
That is why I can move in 23 days or less.
I do not just ask, “What is the cap rate?”
I ask three things.
This is my income yield on value.
NOI ÷ FMV = Yield
This is how hard the property is working compared to the lender’s position.
NOI ÷ Lender Amount = Lender Yield
This shows how easily the property covers debt service.
NOI ÷ Annual Debt Service = DSCR
That is my triple threat.
If all three are strong, I am interested.
If one is weak, I slow down.
If two are weak, I pass.
I close faster because I remove the slow part.
The slow part is not title.
The slow part is not escrow.
The slow part is not underwriting.
The slow part is people trying to gather money.
I do not have to do that.
I do not have to build a deck for twenty investors.
I do not have to wait for subscription docs.
I do not have to wait for wires from five different LPs.
I do not have to renegotiate because one investor got cold feet.
My clock is cleaner:
Day 1 to 3: income review, rent roll, T-12, trailing story, whisper price, title prelim
Day 4 to 6: lender sizing, management call, reserves map, disbursement schedule
Day 7 to 10: LOI or EOI, title review, lender package, operating plan
Day 11 to 15: inspections, legal paper, settlement statement logic, insurance quote
Day 16 to 20: final underwriting, lender signoff, management onboarding, escrow instructions
Day 21 to 23: docs signed, funds placed, title closes
That is how I stay hands-off and still move fast.
I do not create a capital stack that needs a committee meeting.
I create a capital stack that title can follow.
Let’s assume I am looking at a 320-unit prime Florida multifamily asset.
Let’s say true FMV is:
$40,000,000
85% of $40,000,000 =
$34,000,000
45% of $40,000,000 =
$18,000,000
24% of $40,000,000 =
$9,600,000
$34,000,000 − $9,600,000 =
$24,400,000
That is seller legacy payoff total.
Let’s say real NOI is:
$3,200,000
Now my triple threat:
Yield = $3,200,000 ÷ $40,000,000 = 0.08 = 8.00%
Lender Yield = $3,200,000 ÷ $9,600,000 = 0.3333 = 33.33%
Now let’s assume interest-only debt at 8%.
Debt Service = $9,600,000 × 0.08 =
$768,000
DSCR = $3,200,000 ÷ $768,000 = 4.17
That is very strong.
That means the property is doing far more work than the debt.
That is why my debt stays safe.
The recorded price is not just a number on paper to me.
It is the control map for escrow.
It tells title exactly how the settlement is supposed to flow.
From that recorded-price pool, title-directed disbursements can include:
seller disbursement at closing
closing costs
buyer salary
cash back
1% Kayan Trust
finder fee
lender fee
lender payment reserve
operations reserve
management transition reserve
capex or turn reserve
insurance and tax escrows
Every dollar is assigned.
Every use is intentional.
Every line is controlled.
That is why I say I do not raise capital. I structure capital.
Let’s say I target a 250-key hotel.
FMV = $60,000,000
Offer at 85%:
$60,000,000 × 0.85 = $51,000,000
Recorded at 45%:
$60,000,000 × 0.45 = $27,000,000
Lender at 24%:
$60,000,000 × 0.24 = $14,400,000
Seller Legacy Payoff Total:
$51,000,000 − $14,400,000 = $36,600,000
Assume NOI = $5,400,000
Yield:
$5,400,000 ÷ $60,000,000 = 9.00%
Lender Yield:
$5,400,000 ÷ $14,400,000 = 37.50%
Assume 8% interest-only debt.
Debt Service:
$14,400,000 × 0.08 = $1,152,000
DSCR:
$5,400,000 ÷ $1,152,000 = 4.69
Why I like this:
hotels can grow income faster than apartments if management is strong, branding is right, and ancillary revenue is clean.
My hands-off move:
I do not run the hotel myself.
I install management and make the asset carry the structure.
FMV = $25,000,000
Offer:
$25,000,000 × 0.85 = $21,250,000
Recorded:
$25,000,000 × 0.45 = $11,250,000
Lender:
$25,000,000 × 0.24 = $6,000,000
Seller Legacy Payoff Total:
$21,250,000 − $6,000,000 = $15,250,000
Assume NOI = $2,750,000
Yield:
$2,750,000 ÷ $25,000,000 = 11.00%
Lender Yield:
$2,750,000 ÷ $6,000,000 = 45.83%
Debt Service at 8%:
$6,000,000 × 0.08 = $480,000
DSCR:
$2,750,000 ÷ $480,000 = 5.73
Why I like this:
lot rent is sticky, expenses are cleaner, and lender exposure gets very safe very fast.
That is a monster lender-yield asset.
FMV = $80,000,000
Offer:
$80,000,000 × 0.85 = $68,000,000
Recorded:
$80,000,000 × 0.45 = $36,000,000
Lender:
$80,000,000 × 0.24 = $19,200,000
Seller Legacy Payoff Total:
$68,000,000 − $19,200,000 = $48,800,000
Assume NOI = $7,200,000
Yield:
$7,200,000 ÷ $80,000,000 = 9.00%
Lender Yield:
$7,200,000 ÷ $19,200,000 = 37.50%
Debt Service at 8%:
$19,200,000 × 0.08 = $1,536,000
DSCR:
$7,200,000 ÷ $1,536,000 = 4.69
Why I like this:
one asset can hold rooms, memberships, food and beverage, events, retreats, branded experiences, and destination income.
That is why the income matters more than the headline price.
Grant’s way is:
Find value from NOI
Add debt
Raise equity for the gap
Pay fees and carry
Split upside
My way is:
Find true FMV
Offer at 85%
Record at 45%
Hold lender at 24%
Keep leverage low
Let title control disbursements
Keep the asset doing the work
Keep the close clean
Keep ownership and execution tight
No LPs
No personal cash
No personal credit
Grant uses investor appetite.
I use asset safety and escrow control.
That is the difference.
Hi, this is Jai Thompson. I manage a private equity platform deploying 13–18M per quarter across multifamily, hospitality, mixed-use, RV, luxury, and specialized housing. I do not use LPs or mezz. I close through asset-based, escrow-directed structure with clean title flow in 23 days or less. Is the seller open to a disciplined buyer who values certainty over noise?
Subject: Clean 23-Day Buyer for [Property Name]
Broker,
This is Jai Thompson. I manage a private equity platform deploying 13–18 million 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.
I do not use limited partners, mezzanine debt, or personal credit. I keep lender exposure low, reserves built in, and title-directed disbursements clear from the start.
Before I go deep, I need three things:
current T-12
current rent roll or operating statement
what changed that made the seller ready to move now
If the income is real and title is clean, I can move quickly and quietly.
This is Jai Thompson. Quick context before we go too far. I am not a syndicator shopping for equity. I buy through an asset-based, escrow-directed model. I keep lender risk low, title flow clean, and I move in 23 days or less when the income supports it. Before I look at a full OM, tell me this: what is the real story behind the asset, what changed operationally, and what would make the seller say yes to certainty instead of just chasing the highest headline number?
Subject: Low-Leverage Trophy Asset Opportunity
Lender,
I am reviewing a large asset where my model keeps lender exposure at 24% of FMV. I am not stacking mezz, not layering outside equity pressure, and not overleveraging the property.
What should matter to you is simple:
low basis
strong lender yield
strong DSCR
clean escrow-directed disbursement control
clear management plan at close
Example format:
NOI: $3,200,000
Lender Position: $9,600,000
Lender Yield: 33.33%
Debt Service at 8% IO: $768,000
DSCR: 4.17
If this fits your box, I would like to send over the package.
Jai Thompson
Jai Thompson here. Reviewing a trophy asset with lender position capped at 24% of FMV. Strong DSCR and lender yield. No LPs, no mezz, no personal-credit dependency. Want me to send the snapshot?
I am not calling you with a high-leverage story. I am calling you with a low-risk story. My debt sits low. The asset’s income covers it heavily. My DSCR is healthy. My lender yield is strong. I am not waiting on investors to decide if they feel excited this week. If you like disciplined basis and clear settlement flow, this is your kind of deal.
Subject: Title-Directed Disbursement Structure for Review
Title Team,
I am sending over a structure-first acquisition. This deal is escrow-directed and execution-driven. The goal is clean title flow, clean settlement logic, and clear line-item disbursement control.
My approach requires:
early review of title issues
clear seller payoff logic
line-by-line disbursement mapping
reserve treatment clearly shown
clean communication between title, lender, and closing counsel
I do not use a messy stack with multiple investor wires. I prefer disciplined settlement flow and fast execution.
Please let me know what you need first to review compatibility.
Jai Thompson
Hi, this is Jai Thompson. I have a structure-first acquisition with title-directed disbursement logic and low lender leverage. I’d like to confirm your team can review the settlement map early and keep the close clean.
I need a title company that likes clarity. My deals are not chaos. They are structured. I want your team involved early so disbursement logic, payoff logic, reserve treatment, and closing flow are understood before the final week. That is how I close in 23 days instead of 45.
Subject: Management Transition on Large Asset
Management Team,
I am evaluating a large acquisition and I stay hands-off at the ownership level. I need an operator who can step in fast, stabilize reporting, control expenses, and protect NOI from day one.
I need to know:
how fast you can onboard
what reporting I receive weekly and monthly
how you handle staffing, delinquency, leasing, and vendor control
where you see immediate NOI lift on a new takeover
I structure acquisitions to close fast, so I need management lined up before closing, not after.
Jai Thompson
Hi, Jai Thompson here. I’m reviewing a large asset and need hands-off professional management ready at close. Fast onboarding and tight reporting matter most. Open to a quick call?
I am not looking to become the day-to-day manager. I am looking for a management company that can protect the income, tighten operations, and give me reporting I can trust. I move fast, so I need you ready before I close, not two weeks after.
I do this in the same order almost every time.
I want T-12, rent roll, occupancy story, deferred maintenance story, insurance story, and management story.
I do not let the seller’s asking price tell me the truth.
I let the income, comps, replacement cost, and cap logic tell me the truth.
Offer = 85% of FMV
Recorded = 45% of FMV
Lender = 24% of FMV
Yield
Lender Yield
DSCR
I assign the recorded-price settlement flow to title.
I line up management before close.
I lead with low basis and strong coverage, not hype.
I tell the broker and seller I am not the loudest buyer.
I am the cleanest buyer.
No LP round
No syndication drag
No personal-cash patchwork
Because I simplified everything upstream.
The real power is not just “no capital raise.”
The real power is control.
I control basis.
I control risk.
I control lender exposure.
I control the story to title.
I control the speed.
I control the operating handoff.
I do not hand the timeline to investors.
That is why I can stay 100% hands-off and still move like an operator.
The property pays for the structure.
The income justifies the move.
The title company directs the flow.
The lender stays safe.
The seller gets certainty.
And I do not have to ask anybody for permission to act.
Structure over sacrifice. Stewardship over struggle. Every deal builds legacy.