How I Close in 23 Days with Certainty — The Asset-Based Model That Pays Everyone and Builds Legacy
By Jai Thompson
I manage a private equity platform deploying thirteen to eighteen million per quarter across multiple real estate asset classes.
Our model is asset-based, escrow-directed, and execution-driven — allowing us to close in twenty-three 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.
And before any offer leaves my desk, it follows my non-negotiable framework:
Pre offer checklist
No funded seller payoff.
No positive Day-1 NOI.
No offer.
THE MODEL (Explained So a 3rd Grader Understands)
I use the 85 / 45 / 24 structure.
If a property is worth $1,000,000:
85% offer = $850,000
45% recorded price = $450,000
24% lender advance = $240,000
Simple math:
240,000 comes in from lender
240,000 goes out through escrow
Cash in = cash out.
Clean title. No confusion.
Income drives the deal — not the paper number.
EXAMPLE 1 — SINGLE FAMILY HOME
Value: $200,000
85% Offer = 170,000
45% Recorded = 90,000
24% Lender = 48,000
Rent:
$1,900 per month
= $22,800 per year
Expenses:
$1,200 per month
= $14,400 per year
NOI:
22,800 – 14,400 = 8,400
Debt:
48,000 at 8% = 3,840 per year
DSCR:
8,400 ÷ 3,840 = 2.18 (Strong)
Yield:
8,400 ÷ 90,000 = 9.3%
Positive Day-1.
LoopNet / Crexi / Homes.com Message (Under 400 Characters)
Structured buyer. Asset-based model.
We deploy through escrow at 24% advance with funded seller payoff and Day-1 NOI verification.
23-day close capability with proof of capital attached.
Seeking clean title flow and income-driven assets.
Agent / Broker Intro Email
Subject: Structured Buyer – 23 Day Close
Hi [Name],
I operate a private equity platform deploying structured capital across residential and income assets.
We close in 23 days or less using an escrow-directed model. Seller payoff is funded. NOI is confirmed before submission.
Would love to review your listing.
Best,
Jai
Agent Text Message
Hi [Name], Jai Thompson here. Structured buyer. 23-day close. Escrow-directed. Proof of capital ready. Can we review your asset?
Broker Call Script (Short)
“I don’t need seller carry. I fund through title. I verify NOI first. If it works on paper, we close fast.”
Lender Intro Email (Includes DSCR & Yield)
Subject: Low Leverage Residential Opportunity
Asset value: 200,000
Recorded: 90,000
Advance: 48,000
NOI: 8,400
Debt: 3,840
DSCR: 2.18
Yield on recorded: 9.3%
Low exposure. Strong coverage. Clean escrow flow.
Title Company Intro Email
Subject: Escrow-Directed Structured Closing
We record at forty-five percent FMV.
Lender advances twenty-four percent through escrow.
All disbursements title-directed.
Seller payoff fully funded.
No outside cash.
Can your team support this structure?
EXAMPLE 2 — SMALL MULTIFAMILY (12 Units)
Value: $2,000,000
85% Offer = 1,700,000
45% Recorded = 900,000
24% Lender = 480,000
Rent:
12 units × 1,300 = 15,600 per month
= 187,200 per year
Expenses:
90,000 per year
NOI:
187,200 – 90,000 = 97,200
Debt:
480,000 × 8% = 38,400
DSCR:
97,200 ÷ 38,400 = 2.53
Yield:
97,200 ÷ 900,000 = 10.8%
Strong coverage. Low leverage.
Broker Message (Under 400 Characters)
Asset-based PE buyer. 23-day close.
Low leverage at 24% advance.
Escrow-controlled disbursements.
DSCR above 2.5 on review.
Proof of funds available.
Lender Email
Advance: 480,000
NOI: 97,200
Debt: 38,400
DSCR: 2.53
Yield: 10.8%
Significant coverage cushion. Clean structure.
EXAMPLE 3 — Hospitality (Boutique Hotel)
Value: $5,000,000
85% Offer = 4,250,000
45% Recorded = 2,250,000
24% Lender = 1,200,000
Annual NOI:
600,000
Debt:
1,200,000 × 8% = 96,000
DSCR:
600,000 ÷ 96,000 = 6.25
Yield:
600,000 ÷ 2,250,000 = 26.6%
Hospitality works when income is proven.
Broker Outreach (Under 400 Characters)
Private equity hospitality buyer.
Structured 24% leverage.
Escrow-controlled.
23-day close capability.
Seeking stabilized boutique assets with verified NOI.
Lender Email
Advance: 1.2M
NOI: 600K
Debt: 96K
DSCR: 6.25
Yield: 26.6%
Extremely low leverage. High coverage.
WHAT MAKES MY MODEL DIFFERENT
• Seller payoff funded before submission
• Buyer salary built in
• Reserves included
• Lender paid through title
• Exit defined before offer
• Day-1 NOI required
Every deal follows the same rulebook.
And if it doesn’t cash flow from day one — it doesn’t leave my desk.
Contact
Mr. Jai Thompson
📞 Call or Text: 980-353-2408
Structure over sacrifice.
Stewardship over struggle.
Every deal builds legacy.