Written by Jai Thompson
I manage a private equity platform deploying $13–18M 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.
When a broker says:
“It’s a 5.5 cap.”
They are not lying.
They are selling retail optimism.
Cap rates are seller language, not buyer safety.
That’s why we use Marco’s Cap-Rate Strike Rule™ — a simple adjustment that converts broker math into investor survival math.
The rule does three things:
Adds realism (markets lie)
Adds margin (things break)
Forces discipline (no hope underwriting)
Take the broker cap
Add +1
Multiply the result by 1.5
The final number is your STRIKE CAP.
If the deal does not work at the strike cap, you do not buy it.
Step 1: Add 1
Step 2: Multiply by 1.5
Broker Info
Units: 8
Asking Price: $1,000,000
Broker Cap: 5.5%
Broker wants: $1,000,000
Your strike price: ≈ $564,000
That gap is not disrespect.
That gap is risk math.
5.5 cap = what the seller wants
9.75 cap = what keeps you alive
The difference = negotiation room, structure, or a clean “no”
If the seller:
Can’t move on price
Won’t do structure
Won’t improve NOI
👉 You walk.
We do not argue about cap rates.
We say:
“At a 9.75 cap, this is where the asset clears our underwriting.”
Then we either:
Structure with 85 / 45 / 24, or
Pass without emotion
“Broker cap + 1 × 1.5 = strike cap.”
If it doesn’t work there, it’s not a deal.
6.0 + 1.0 = 7.0
7.0 × 1.5 = 10.5
✅ Strike Cap = 10.5%
If NOI = $100,000:
$100,000 ÷ 0.105 = $952,381
7.0 + 1.0 = 8.0
8.0 × 1.5 = 12.0
✅ Strike Cap = 12.0%
If NOI = $180,000:
$180,000 ÷ 0.12 = $1,500,000
4.75 + 1.0 = 5.75
5.75 × 1.5 = 8.625
✅ Strike Cap ≈ 8.6%
If NOI = $75,000:
$75,000 ÷ 0.086 = $872,093
“Appreciate you sending this over.
At a 9.75 cap, this is where the asset clears our underwriting.
If there’s flexibility on price or structure, we can move fast.”
Subject: Underwriting Range — Ready to Move
Appreciate you sharing the opportunity.
Based on our underwriting, the asset clears at a 9.75 cap, which puts value around $564K.If the seller is open to structure or adjusting pricing, we’re positioned to close in 23 days or less.
Either way, feel free to send over anything else you have that fits this range — we’re actively writing checks.
“This one doesn’t clear our strike cap, but I appreciate you bringing it.
What else do you have that we can look at today and move on quickly?”
We don’t buy hope.
We don’t chase appreciation.
We don’t negotiate math.
We let the numbers speak — and we listen.
Structure over sacrifice.
Stewardship over struggle.
Every deal builds legacy.