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.
This FAQ exists to answer the most important questions upfront—so deals move forward without friction.
1. Are you a real buyer or a wholesaler?
I am a direct private equity buyer. I deploy capital and close. I do not shop contracts.
2. Do you use partners or LPs?
No. Capital is internally controlled and immediately deployable.
3. How fast can you close?
≤23 days once pricing, access, and financials are aligned.
4. What asset types do you buy?
Residential, commercial, hospitality, and specialty income assets nationwide.
5. Do you buy occupied properties?
Yes, stabilized and transitional assets.
6. Why don’t you offer retail pricing?
I price to income, risk, and execution certainty—not optimism.
7. Why don’t you ask sellers for carrybacks or terms?
Because I do not need them. Writing the check closes faster and cleaner.
8. Do you do subject-to or lease options?
No. Those structures increase risk for sellers and title.
9. Why might the recorded price differ from total economics?
Because value is allocated through escrow, not all recorded on the deed.
10. Is that legal and disclosed?
Yes. Fully documented, escrow-controlled, and standard in structured deals.
11. Why don’t you tour properties before contract?
Travel happens after alignment. Pre-contract tours waste time and capital.
12. When do inspections happen?
Immediately after contract, with cooperative access.
13. What happens if DD reveals issues?
We address them quickly or exit cleanly.
14. Do you retrade?
Only if material information was misrepresented.
15. Who pays for inspections?
Buyer-paid unless otherwise agreed.
16. Why don’t you send Proof of Funds upfront?
Because capital is allocated after asset vetting, not before.
17. What do you provide instead?
Proof of Capital and execution history.
18. When are funds deposited?
After underwriting clears and escrow opens.
19. Is your capital real?
Yes. It deploys every quarter across multiple asset classes.
20. What happens if the deal doesn’t meet criteria?
Capital is not deployed. Zero chance of purchase.
21. Why escrow-directed disbursement?
It removes confusion, disputes, and post-close risk.
22. Are there side payments?
No. If it’s not in escrow, it doesn’t exist.
23. Who controls the funds?
Escrow—via signed instructions.
24. Does cash-in equal cash-out?
Always.
25. Why do title companies like your deals?
Because everything is documented upfront and closes clean.
26. How do brokers get paid?
Through seller-side escrow at recording.
27. Are commissions guaranteed?
They are documented and escrow-controlled.
28. Any performance clauses?
No.
29. How do finders get paid?
Finder fees are agreed upfront and paid through escrow.
30. Do wholesalers have to chase you?
No. Payment is automatic at close.
31. Why high DSCR?
It protects cash flow and lender safety.
32. Why high in-place yield?
Because yield today matters more than projections.
33. Why low leverage?
Lower leverage reduces default risk through cycles.
34. Do lenders support this model?
Yes. Predictability beats speculation.
35. What happens in market downturns?
Defensive capital absorbs volatility.
36. What makes a deal move fastest?
Real numbers, realistic pricing, clear access, honest timelines.
37. What deals won’t you pursue?
Thin cash flow, overleveraged, hope-based pricing.
38. Do you walk away quickly?
Yes—when alignment is not there.
39. Why do agents bring you repeat deals?
Because I close how I say I will.
40. What is your ultimate goal?
Clean closings, preserved relationships, long-term stewardship.
Everything—process, structure, capital discipline, and execution—is laid out here:
Structure over sacrifice.
Stewardship over struggle.
Every deal builds legacy.