Pretty Boi Estates™ AI Acquisition Training
Internal Training for Jai Thompson, Zia, and Elaina
Using AI, the 85/45/24 Model, and a 23-Day Close to Analyze, Structure, and Execute Deals
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
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.
Contact Mr. Jai Thompson
MrJai@kingjairealestategroup.zohodesk.com
Call or Text 980-353-2408
Structure over sacrifice.
Stewardship over struggle.
Every deal builds legacy.
Section 1
What This Training Is
This training teaches me, Zia, and Elaina how to use AI like a real acquisitions team.
The goal is simple:
Find deals faster
Analyze deals faster
Structure deals better
Write cleaner offers
Close faster
AI is not replacing:
brokers
lenders
title companies
attorneys
relationships
AI is helping us think faster, test more options, and stay organized.
Section 2
The Core Pretty Boi Rule
Every deal must do three things:
Make sense on the asset
Make sense on the income
Make sense on the structure
That means we do not buy based on emotion.
We buy based on:
income
collateral
certainty
clean title flow
Section 3
The Pretty Boi 85/45/24 Model
This is the base structure.
FMV = 100%
Offer = 85%
Recorded price = 45%
Lender position = 24%
Simple 3rd-grade math
If FMV is $10,000,000
Offer:
10,000,000 × 85%
= 8,500,000
Recorded price:
10,000,000 × 45%
= 4,500,000
Lender position:
10,000,000 × 24%
= 2,400,000
Seller Legacy Payoff:
8,500,000 − 2,400,000
= 6,100,000
That is the base logic.
Section 4
Interest Only at 10%
For this training, we assume interest-only at 10% unless we negotiate it lower.
Simple math
Loan = 2,400,000
Interest-only payment:
2,400,000 × 10%
= 240,000 per year
Monthly payment:
240,000 ÷ 12
= 20,000 per month
If NOI is 600,000
DSCR:
600,000 ÷ 240,000
= 2.50x
Debt Yield:
600,000 ÷ 2,400,000
= 25%
That is strong.
Section 5
How To Negotiate 10% IO Down to 7%–8% IO
The lender starts high.
We do not panic.
We use structure, speed, and low leverage as leverage.
Why a lender may move lower
Low LTV
Strong DSCR
Fast close
Clear collateral
Professional documents
Repeat business potential
Back-and-forth lender script
First outreach email
Subject: Interest-Only Loan Request for Structured Acquisition
Hi [Lender Name],
We are reviewing a structured acquisition and looking for an interest-only loan against a low-leverage real estate position.
The deal profile is:
Low leverage
Strong collateral
Fast execution
Escrow-directed closing
Based on the asset and our structure, we are targeting an interest-only facility. Please let me know your current IO range and any term sheet requirements.
Best,
Jai Thompson
Lender reply
Jai, we can look at it. Current pricing is around 10% IO depending on asset quality and timeline.
Your reply
Thank you.
This deal is conservatively structured with roughly a 24% lender position and strong debt coverage. Because the leverage is low and we are built for a quick close, is there room to reduce pricing into the 7%–8% IO range?
We are looking for a long-term lending relationship, not a one-off transaction.
Lender counter
8.5% may be possible depending on file quality, sponsor package, and title timeline.
Your response
Understood.
If we provide the offer memo, asset summary, entity docs, and closing roadmap up front, can you sharpen to 8% flat IO?
We value speed and clean execution, and we want to make this simple for your team.
Lender response
Send the file and we will review for 8%.
Final response
Perfect.
We will send:
Offer memo
Deal summary
Entity docs
Closing roadmap
Title and escrow flow
Thank you.
Short lender text message
Hi [Name], Jai Thompson here. We are structuring a low-leverage real estate deal and looking for IO debt. Current target is 7%–8% IO based on a 24% lender position, strong DSCR, and fast close. Open to a quick review?
Section 6
The 23-Day Close Model
Our close is not random.
It is organized.
We send letters to engage.
Then offer memo.
Then right to close.
The exact flow
Phase 1 — Engage
Days 1 to 3
Send first contact
Get deal information
Confirm interest
Request numbers
Send credibility material if needed
Phase 2 — Analyze
Days 3 to 5
Run AI analysis
Test 85/45/24
Test 10% IO
Stress test deal
Draft offer memo
Phase 3 — Offer
Days 5 to 7
Send engagement letter or LOI
Send offer memo
Get seller or broker response
Refine structure
Phase 4 — Lock
Days 8 to 14
Open escrow
Order title
Lender engagement
Collect requested due diligence
Finalize entity and authority docs
Phase 5 — Underwrite
Days 15 to 20
Finalize lender review
Resolve title items
Finalize disbursement logic
Confirm closing statement
Phase 6 — Close
Days 21 to 23
Final sign-off
Wire funds
Execute docs
Record
Disburse through escrow
Section 7
Letters We Send First
We do not jump straight into confusion.
We use a sequence.
1. Engagement email
This starts the conversation.
2. Offer memo
This explains how the deal works.
3. LOI or term summary
This locks the structure.
4. Closing roadmap
This builds certainty.
Section 8
MODULE 1 — Introduction to Multifamily Strategy AI
What this means
AI helps professional investors act like they have:
an analyst
an underwriter
a doc writer
a deal coordinator
all in one.
It can mirror operator thinking when trained on:
real calculators
real structures
real criteria
How you use it now
Use Case 1
Broker sends OM
AI summarizes price, units, NOI, cap rate, rent upside
Use Case 2
Lender asks for quick file summary
AI creates lender summary in two minutes
Use Case 3
You want to know if the deal works with lower leverage
AI tests multiple structures instantly
What to say to a broker
Hi [Name], thanks for sending this. I’m running it through our underwriting model now. If the income and structure line up, I’ll circle back quickly with a clean path forward.
Prompt for Module 1
Analyze this multifamily opportunity like an experienced operator.
Use these goals:
Low leverage
Fast close
Asset-based structure
Day-1 profitability
Summarize:
Price
Units
NOI
Cap rate
rent upside
top risks
initial pursue / renegotiate / pass recommendation
Section 9
MODULE 2 — Prompting for Multifamily Success
This is where most people mess up.
Bad prompts give weak answers.
Good prompts are specific.
Proper prompt structure
Tell AI:
the asset
the numbers
the structure
the goal
the output format
Example prompt
Analyze this multifamily deal using the Pretty Boi 85/45/24 model.
Inputs:
FMV 8,000,000
NOI 520,000
Units 48
Interest-only rate 10%
Calculate:
Offer at 85%
Recorded price at 45%
Lender amount at 24%
Seller payoff
Annual IO payment
DSCR
Debt yield
Then tell me if this deal works on day one.
Use Cases
Use Case 1
Testing multiple rates
Use Case 2
Testing multiple purchase prices
Use Case 3
Comparing 3 deals side by side
3rd-grade math example
FMV = 8,000,000
Loan = 8,000,000 × 24%
= 1,920,000
IO payment = 1,920,000 × 10%
= 192,000
NOI = 520,000
DSCR = 520,000 ÷ 192,000
= 2.71x
Debt yield = 520,000 ÷ 1,920,000
= 27.1%
Strong.
Section 10
MODULE 3 — Filling In Missing Data
Sometimes the deal is missing:
insurance
taxes
market cap
repair reserves
AI helps us estimate so we can keep moving.
When to use napkin math
Use napkin math for:
first-pass screening
quick calls
same-day decisions
Do not use it for:
final lender submission
final closing statement
final legal docs
Example
60 units
Insurance estimate = 500 per unit
500 × 60
= 30,000
Tax estimate = 1.25% of 6,000,000
= 75,000
Now the deal can be screened.
Use Cases
Use Case 1
You need numbers before the broker call
Use Case 2
The OM is incomplete
Use Case 3
You want to send a same-day offer range
Prompt for Module 3
Estimate missing underwriting inputs for this multifamily property.
Known data:
Units 60
Purchase price 6,000,000
Occupancy 93%
Average rent 1,500
Estimate:
insurance
taxes
maintenance
reserves
market cap range
Use conservative assumptions and label all estimates clearly.
Section 11
MODULE 4 — Finding Hidden Markets
AI can help find smaller growing markets instead of crowded markets.
We want places with:
population growth
job growth
rent demand
multiple employers
reasonable supply
Use Cases
Use Case 1
Find markets near major metros
Use Case 2
Find secondary cities with rent growth
Use Case 3
Compare 5 markets before outreach
Prompt for Module 4
Find under-the-radar U.S. multifamily markets with strong long-term demand.
Criteria:
Population between 100,000 and 500,000
Near a major metro
Positive population growth
Diverse employers
Strong rent demand
Return:
Top 10 cities
Why each market works
Key employers
Rent trend summary
Multifamily outlook
What to say to a broker in a hidden market
Hi [Name], we are actively looking in growing secondary markets where income fundamentals are strong. I’d love to know what you have in your market that is below institutional radar but still supported by rent demand and employment.
Section 12
MODULE 5 — Instantly Analyzing Deals
This is one of the biggest wins.
Upload OM.
AI reads it fast.
It separates:
actuals
pro forma
seller story
risk points
upside
Use Cases
Use Case 1
40-page OM becomes 1-page summary
Use Case 2
You test conventional vs creative terms
Use Case 3
You decide pursue, renegotiate, or pass
Use Case 4
You send the broker targeted questions
Use Case 5
You generate an instant lender summary
Prompt for Module 5
Review this offering memorandum and extract only the real decision numbers.
Separate:
Actual income
Actual expenses
Actual NOI
Pro forma claims
Rent upside
Occupancy
Capital improvements needed
Top 5 risks
Then analyze it using:
85/45/24 structure
10% IO at 24% lender position
Tell me:
Pursue
Renegotiate
Pass
Explain why in simple language.
Broker email after AI review
Subject: Follow-Up Questions on the Property
Hi [Broker Name],
I reviewed the OM and ran our first-pass underwriting.
Before I move further, please confirm:
Current actual NOI
Current rent roll
Any deferred maintenance
Recent capital improvements
Seller flexibility on terms
If the actuals line up, I can move quickly.
Best,
Jai Thompson
Section 13
MODULE 6 — LOI and Document Creation
AI saves time here.
You dictate terms.
AI drafts documents.
Documents AI should create
LOI
Offer memo
term sheet
buyer summary
engagement letter
closing roadmap
lender request email
Use Cases
Use Case 1
Buyer-friendly LOI
Use Case 2
Seller-friendly LOI
Use Case 3
Fast revised LOI after counter
Prompt for Module 6
Draft a professional multifamily LOI.
Terms:
Purchase price 5,200,000
Earnest money 100,000
Due diligence 21 days
Closing 23 days
Buyer may assign to affiliate
Offer subject to title, documents, and lender review
Make it clean, professional, and buyer-friendly.
LOI email script
Subject: LOI Submission
Hi [Broker Name],
Attached is our LOI for the property.
We structured it to keep the process clean and efficient while moving quickly toward a 23-day close.
Please confirm seller receipt and timeline for response.
Best,
Jai Thompson
Section 14
MODULE 7 — PSA Review and Closing Roadmaps
The PSA is where people get trapped.
AI helps flag:
bad timelines
one-sided defaults
hidden obligations
assignment issues
non-refundable deposit triggers
Use Cases
Use Case 1
Flag risk clauses before the attorney call
Use Case 2
Create a milestone checklist
Use Case 3
Turn a long PSA into a clean action list
Prompt for Module 7
Review this PSA and identify critical legal and business risks.
Focus on:
deposit risk
default clauses
assignment rights
due diligence deadlines
closing conditions
seller representations
indemnities
survival clauses
Then create:
Top red flags
Questions for attorney
Step-by-step closing roadmap
23-day closing roadmap example
Day 1
PSA signed
Day 2
Escrow opened
Day 3
Title ordered
Day 5
Lender engagement
Day 7
Due diligence documents in
Day 10
Inspection and underwriting
Day 14
Title review complete
Day 17
Lender conditions resolved
Day 20
Settlement statement drafted
Day 23
Close and disburse
Section 15
Scripts To Engage First, Then Offer Memo, Then Close
First engagement text
Hi [Name], Jai Thompson here. We are actively reviewing income-producing assets and can move quickly where the numbers and structure align. If you have a multifamily or hospitality opportunity, I’d be glad to take a look.
First engagement email
Subject: Active Buyer for Income-Producing Assets
Hi [Name],
We are actively reviewing multifamily and income-producing opportunities.
Our acquisition process is asset-based, escrow-directed, and execution-driven. If the income and structure line up, we can move quickly.
Please send anything that fits.
Best,
Jai Thompson
Offer memo email
Subject: Offer Memo and Structure Summary
Hi [Name],
Attached is our offer memo and structure summary.
This outlines:
asset value
income logic
closing path
escrow flow
timeline
If the seller is aligned, we are prepared to move directly toward a clean close.
Best,
Jai Thompson
Close push email
Subject: Path to Close
Hi [Name],
We have the asset under review, the structure is clear, and we are prepared to keep this moving.
The remaining steps are:
title
documents
lender final
closing statement
If everyone stays aligned, we are on track to close within 23 days.
Best,
Jai Thompson
Section 16
5 Real Use Cases For Your Current Business
1. Multifamily OM comes in
AI reads it
You get offer range
You send broker follow-up same day
2. Luxury estate with no clear NOI
AI helps estimate hospitality income
You test 85/45/24
You decide whether to pursue
3. Hotel deal is overpriced
AI tests seller financing or IO terms
You see what price or rate makes it work
4. Broker asks for seriousness
AI creates offer memo, platform summary, closing roadmap
You look institutional fast
5. Lender wants quick overview
AI turns the deal into a one-page summary with:
value
loan request
DSCR
debt yield
timeline
Section 17
The Documents Zia and Elaina Must Be Able To Generate
Every time a deal comes in, your AI system should be able to generate:
Deal intake summary
First-pass underwriting
85/45/24 capital stack
DSCR and debt yield analysis
Stress-test summary
Offer memo
LOI draft
Broker question list
Lender summary
PSA red-flag review
23-day closing roadmap
Title and escrow coordination checklist
Section 18
Final Rule For Zia, Elaina, and Jai
AI is not here to guess.
AI is here to:
organize
analyze
draft
speed up
support decision-making
The final decision still belongs to the operator.
That operator is me.
Section 19
Master Prompt For Zia / Elaina / Jai
Use this every time.
Analyze this deal using the Pretty Boi Estates acquisition model.
Use:
85/45/24 structure
Interest-only debt at 10%
23-day closing path
Asset-based underwriting
Return:
Deal summary
FMV
Offer at 85%
Recorded price at 45%
Lender amount at 24%
Seller payoff
Annual interest-only payment
DSCR
Debt yield
Pursue / renegotiate / pass
Offer memo language
Broker follow-up questions
Lender email draft
LOI draft points
23-day closing roadmap
Write clearly in simple language and show all math.
If you want this turned into a clean PDF training manual for Zia and Elaina, I can format it next.