ONE DEAL. ONE STACK. ONE MILLION.
How I Use the 85 / 45 / 24 Model to Manufacture Seven-Figure Wealth
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
• 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.
The 85 / 45 / 24 Process
This is how I control risk and create margin.
Offer = 85% of true value
Recorded Price = 45% of value
Lender = 24% of value
Seller Legacy Payoff (Total) = 85% − 24%
No seller carry.
No confusion.
All title-directed.
All structure.
The income drives the deal — not the headline price.
How I Make One Million From One Deal
Three levers:
Strong cash flow spread
NOI expansion
Refinance at stabilized value
If the math doesn’t work on a calculator in 60 seconds, I don’t touch it.
My Target Criteria (Non-Negotiable)
To create a million-dollar outcome, I target:
• DSCR 1.50 or higher
• 15%+ yield on recorded equity
• $25,000+ monthly NOI spread
• Clear operational upside
• Motivated seller situation
Why?
$25,000 × 12 = $300,000 per year
Three years = $900,000
Plus refinance equity = million created.
USE CASE 1 — 60 Unit Multifamily
Broker: Sarah M.
Seller: Tired landlord, below-market rents
True Value: 20,000,000
85% Offer = 17,000,000
45% Recorded = 9,000,000
24% Lender = 4,800,000
Seller Legacy Payoff = 17,000,000 − 4,800,000
= 12,200,000 total to seller (structured via escrow)
NOI: 1,800,000
Debt (assume 8% on 4.8M IO) = 384,000
DSCR = 1,800,000 ÷ 384,000
= 4.68
Cash Flow = 1,800,000 − 384,000
= 1,416,000
Monthly = 118,000
Yield on Recorded
1,416,000 ÷ 9,000,000
= 15.7%
Why this makes a million:
Raise NOI to 2,200,000
At 6% cap:
2,200,000 ÷ .06 = 36,666,666 value
Massive equity lift.
All reserves, fees, compensation — from recorded pool.
USE CASE 2 — Boutique Hotel
Broker: Daniel R.
Seller: Burned out owner, underperforming ADR
True Value: 30,000,000
85% Offer = 25,500,000
45% Recorded = 13,500,000
24% Lender = 7,200,000
Seller Legacy Payoff = 25,500,000 − 7,200,000
= 18,300,000
NOI: 3,600,000
Debt (8% IO) = 576,000
DSCR = 3,600,000 ÷ 576,000
= 6.25
Cash Flow = 3,024,000
Monthly = 252,000
Yield = 3,024,000 ÷ 13,500,000
= 22.4%
This is how you manufacture scale.
USE CASE 3 — RV Park
Broker: Melissa T.
Seller: Retiring couple
True Value: 8,000,000
85% Offer = 6,800,000
45% Recorded = 3,600,000
24% Lender = 1,920,000
Seller Legacy Payoff = 6,800,000 − 1,920,000
= 4,880,000
NOI: 960,000
Debt (8%) = 153,600
DSCR = 960,000 ÷ 153,600
= 6.25
Cash Flow = 806,400
Monthly = 67,200
Yield = 806,400 ÷ 3,600,000
= 22.4%
Low management. High stability.
USE CASE 4 — Mixed Use Retail + Residential
Broker: Anthony L.
Seller: Partnership dispute
True Value: 15,000,000
85% Offer = 12,750,000
45% Recorded = 6,750,000
24% Lender = 3,600,000
Seller Legacy Payoff = 12,750,000 − 3,600,000
= 9,150,000
NOI: 1,500,000
Debt (8%) = 288,000
DSCR = 1,500,000 ÷ 288,000
= 5.20
Cash Flow = 1,212,000
Monthly = 101,000
Yield = 1,212,000 ÷ 6,750,000
= 17.9%
Diversified income stream. Strong debt coverage.
Broker Script
“Hi Sarah, this is Jai Thompson. I deploy 13–18 million quarterly. I’m targeting DSCR above 1.5 and 15%+ yield. We use a structured 85 / 45 / 24 escrow-controlled model and close in 23 days. I’ll send my Certainty Kit.”
Broker Email
Subject: Active 85 / 45 / 24 Buyer — 23-Day Close
Hi Sarah,
We are targeting:
• DSCR 1.50+
• 15%+ yield
• Motivated seller
We structure via recorded pool and escrow control.
Certainty Kit attached.
Best,
Jai
Text
“Sarah — Jai Thompson. Looking for DSCR 1.5+ assets. Structured buyer. Sending Certainty Kit.”
Lender Intro Email
Subject: Strong DSCR Opportunity — 85/45/24 Structure
Hi Mark,
Underwriting:
NOI: 1,800,000
Debt: 384,000
DSCR: 4.68
Yield: 15.7%
Escrow-controlled structure. Clean title flow.
Would love terms.
Best,
Jai Thompson
Title Company Email
Subject: Escrow-Controlled Recorded Pool Structure
Hello Lisa,
This deal uses our 85 / 45 / 24 structure.
All disbursements — seller payoff, reserves, fees — are paid from the recorded price pool through escrow.
No outside funds.
No side agreements.
Please confirm timeline.
Best,
Jai
One Deal Blueprint Masterclass
The One Deal Blueprint frees you from residential grind forever.
Includes:
• AI Deal Analysis Prompts
• Playbook
• Due Diligence Checklist
• Capital Raising Mini-Course
• CRE Broker Scripts
• Deal Analysis Calculator
You don’t need 100 houses.
You need one structured commercial deal with margin.
Contact Mr. Jai Thompson
📞 980-353-2408
Structure over sacrifice.
Stewardship over struggle.
Every deal builds legacy.