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 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 article shows how distress is handled, how risk is inverted, and why every party signs with confidence.
Every deal starts with documentation that eliminates ambiguity:
PPA – locks price, seller payoff, close timeline
EMSA – escrow controls 100% of funds
Disbursement Schedule – seller, lender, broker, finder paid inside escrow
Seller Authorization – all parties sign off
No side deals.
No post-close chasing.
No trust required.
Commission is seller-side
Paid directly through escrow
Listed on the disbursement schedule
Authorized in writing by seller
Released at closing with seller proceeds
Result:
Agents and brokers get paid on time, every time, with no risk of clawbacks or excuses.
One escrow
One set of instructions
One disbursement authority
No off-ledger payments
No conflicting demands
Everything is documented, signed, and released inside escrow.
Seller Distress:
Owner-operated boutique hotel.
Payroll pressure.
Loan maturity in 9 months.
Emotional exhaustion.
What the seller said:
“I’m done managing this. I just want it clean.”
What I said to the seller:
“You don’t need another operator. You need certainty. We’ll take this over hands off.”
The Numbers:
Basis: $42,000,000
Senior Debt: $10,080,000 (24% LTV)
NOI: $4,620,000
Annual Debt: $731,000
Debt Yield: 45.8%
DSCR: 6.32x
What I said to the lender:
“This is not hotel risk. It’s a low-basis collateral position with escrowed reserves.”
Risk Inversion:
Operations = operator risk
Capital = lender-safe
Seller Distress:
432-unit MF.
Refi quotes short.
Rate shock exposure.
What the seller said:
“I’m about to lose this building.”
What I said to the seller:
“You’re not losing the asset. You’re exiting leverage.”
The Numbers:
Basis: $131,000,000
Senior Debt: $31,440,000 (24% LTV)
NOI: $6,050,000
Annual Debt: $2,278,000
Debt Yield: 19.2%
DSCR: 2.66x
What I said to the lender:
“We’re not refinance-dependent. This debt sits safe even if rates rise again.”
Risk Inversion:
Refi risk removed by structure, not hope.
Seller Distress:
Divorce.
Tax exposure.
Privacy concerns.
What the seller said:
“I need discretion and no drama.”
What I said to the seller:
“This is an income asset. We’ll execute quietly through escrow.”
The Numbers:
FMV: $18,500,000
Recorded Basis: $8,325,000
Senior Debt: $4,440,000
NOI: $1,480,000
Annual Debt: $333,000
Debt Yield: 33.3%
DSCR: 4.44x
What I said to the lender:
“This is not residential lending. It’s defensive income collateral.”
Risk Inversion:
Emotion removed. Income enforced.
Seller Distress:
198-unit MF.
Secondary market.
Aging ownership group.
What the seller said:
“We don’t want problems. We just want out.”
What I said to the seller:
“We close fast, pay everyone through escrow, and you’re done.”
The Numbers:
Basis: $38,200,000
Senior Debt: $9,168,000 (24% LTV)
NOI: $2,720,000
Annual Debt: $665,000
Debt Yield: 29.7%
DSCR: 4.09x
What I said to the lender:
“Low basis beats market risk.”
Risk Inversion:
Downside protected before upside is discussed.
≤24% leverage
DSCR ≥2.5x
Debt Yield far above market
Escrow-controlled reserves
Signed disbursement authority
100% hands-off sellers
Risk isn’t ignored.
It’s engineered out.
Distress doesn’t require discounts.
It requires certainty.
That’s why lenders approve.
That’s why brokers get paid.
That’s why title stays clean.
That’s why everyone signs.
Structure over sacrifice.
Stewardship over struggle.
Every deal builds legacy.