When to use
Whenever you receive:
• listing link
• OM PDF
• broker email
• financial summary
Prompt
Act as a commercial real estate analyst.
Extract from this OM:
purchase price
unit count
gross income
expenses
NOI
cap rate
occupancy
rent per unit
value add opportunities
Return the numbers clearly.
Flag missing information.
Result
Clean underwriting inputs.
Price = 6,000,000
Gross income = 900,000
Expenses = 450,000
NOI
900,000 − 450,000 = 450,000
Cap rate
450,000 ÷ 6,000,000 = 7.5%
When to use
Before underwriting deals in a city.
Prompt
Analyze this market for income real estate.
Return:
population growth
job growth
median income
rent growth
migration trends
landlord friendliness
average cap rates
Score the market from 1–10.
Result
Market scorecard.
Population growth 3%
Rent growth 6%
Average cap 7%
Market score
8 / 10
Strong investment zone.
When to use
After extracting numbers.
Prompt
Analyze this income property.
Calculate:
NOI
cap rate
cash flow
DSCR
yield
Use conservative assumptions.
Separate actual numbers from projections.
Price = 4,000,000
Gross income
600,000
Expenses 40%
600,000 × .40 = 240,000
NOI
600,000 − 240,000 = 360,000
Loan = 2,000,000
Interest 8%
Debt payment
2,000,000 × .08 = 160,000
DSCR
360,000 ÷ 160,000 = 2.25
Very strong.
360,000 ÷ 4,000,000 = 9%
This is where your 85 / 45 / 24 model applies.
Prompt
Create an acquisition capital stack using:
offer price
recorded price
loan amount
seller payoff
cash reserves
finder fee
Kayan Trust allocation
Show the math.
FMV = 10,000,000
Offer 85%
10,000,000 × .85 = 8,500,000
Recorded 45%
10,000,000 × .45 = 4,500,000
Loan 24%
10,000,000 × .24 = 2,400,000
Seller payoff
8,500,000 − 2,400,000 = 6,100,000
When to use
Before submitting LOI.
Prompt
Stress test this deal with different financing structures.
Return DSCR and yield using:
7% interest
8% interest
10% interest
seller financing scenarios
NOI = 500,000
Loan = 3,000,000
Interest 8%
Debt
3,000,000 × .08 = 240,000
DSCR
500,000 ÷ 240,000 = 2.08
Safe loan.
When to use
To justify the offer price.
Prompt
Identify revenue upside.
Consider:
rent increases
occupancy improvements
ancillary income
premium amenities
corporate rentals
event revenue
Nightly rate 2,000
Occupancy 50%
365 × .50 = 182 nights
Revenue
182 × 2,000 = 364,000
Add events
150,000
Total
514,000 revenue
Expenses 60%
308,000
NOI
514,000 − 308,000 = 206,000
Yield
206,000 ÷ 2,500,000 = 8.2%
When to use
Once underwriting confirms the deal.
Prompt
Draft a commercial real estate LOI including:
purchase price
financing structure
inspection timeline
closing timeline
seller cooperation
title and escrow instructions
Price 8,000,000
Rent income 1,200,000
Expenses 50%
600,000
NOI
1,200,000 − 600,000 = 600,000
Loan 4,000,000
Debt 8%
320,000
DSCR
600,000 ÷ 320,000 = 1.87
Yield
600,000 ÷ 8,000,000 = 7.5%
Income 700,000
Expenses 35%
245,000
NOI
455,000
Price 5,500,000
Yield
455,000 ÷ 5,500,000 = 8.27%
Loan 3,000,000
Debt 9%
270,000
DSCR
455,000 ÷ 270,000 = 1.68
Revenue 4,000,000
Expenses 65%
2,600,000
NOI
1,400,000
Price 15,000,000
Yield
1,400,000 ÷ 15,000,000 = 9.3%
Loan 8,000,000
Debt 10%
800,000
DSCR
1,400,000 ÷ 800,000 = 1.75
Nightly 2,500
Occupancy 45%
365 × .45 = 164 nights
Revenue
164 × 2,500 = 410,000
Events
250,000
Total
660,000
Expenses 60%
396,000
NOI
264,000
Price 3,000,000
Yield
264,000 ÷ 3,000,000 = 8.8%
Pads 100
Rent 500
Monthly revenue
100 × 500 = 50,000
Annual
600,000
Expenses 35%
210,000
NOI
390,000
Price 4,500,000
Yield
390,000 ÷ 4,500,000 = 8.6%
Loan 2,500,000
Debt 8%
200,000
DSCR
390,000 ÷ 200,000 = 1.95
These 7 prompts allow me to move from:
deal discovery → underwriting → LOI
in minutes instead of days.
They produce the data needed to create:
• EOI
• LOI
• Certainty Kit
• escrow disbursement schedule
• capital stack
• seller payoff logic
• operational plan
• NOI justification
• acquisition narrative
• lender explanation
That means I can analyze 10–20 deals in the time most investors analyze 1.
Structure over sacrifice.
Stewardship over struggle.
Every deal builds legacy.