ARTICLE 1 — FOR AGENTS

Written by Jai Thompson
Internal / Agent Education

How Pretty Boi CEO™ Buys Luxury Estates (What Agents Need to Know)

Luxury estates are not evaluated like retail homes.
They are evaluated as income-backed hospitality assets.

Our model prioritizes:

• Certainty

• Clean escrow

• Professional operations

• Quiet closes

What We Look At First

We do not start with list price.
We start with seller pressure and timeline.

Our first questions are always:

• What changed?

• When did it become real?

• What problem is the seller trying to solve?

This allows us to determine quickly whether certainty matters more than price.

Income Model (Conservative)

• Nightly blended rate: $1,200

• Nights booked annually: 180

• Gross income: $216,000

Operating Costs (Fully Staffed)

• 24/7 hospitality staff

• Chef

• Housekeeping

• Maintenance

• Utilities

• Insurance

Operating ratio: 40%

• Expenses: $86,400

NOI

• $216,000 − $86,400 = $129,600

This is real NOI, not pro forma.

Why Recorded Price Is Lower

The recorded price is intentionally kept low to:

• Reduce property taxes

• Reduce insurance exposure

• Reduce liability

• Protect title and escrow

The seller is paid through title-directed disbursements, not through a high recorded number.

What Agents Should Communicate to Sellers

• This is not a discount strategy

• This is a certainty strategy

• Seller receives their negotiated payoff

• The close is clean, quiet, and controlled

Agents who understand this get deals closed faster.