14–45 days
Direct cash acquisition
Sellers prioritizing speed, certainty, and a clean exit
- Capital committed at LOI
- Limited diligence contingencies
- Most flexible on close date
- Common for distressed and time-sensitive deals
Services · Commercial
Commercial deals, structured around the operator.
Owners who carry the weight of a commercial asset deserve more than a fishing expedition LOI. We acquire across the major commercial product types — direct cash when speed matters, seller financing when yield matters, and joint-venture structures when the right answer is partial liquidity, not a full exit.
$5M–$50M
Typical deal size, with capacity for larger
14–60
Days from LOI to close on most direct deals
5,000+
Active investor relationships in our network
Asset classes we acquire
Six product types, treated with specialty knowledge.
The financials, leases, and exit math are different for each. Our acquisitions team is staffed with operators who have actually run these assets — not generalists spreading across whatever closes.
Multifamily
5+ unit apartment buildings, garden-style, mid-rise, and value-add portfolios.
12 to 300 units · stabilized or repositioning
Retail
Strip centers, single-tenant NNN, and small inline retail in growth markets.
Strip / pad / NNN · credit and non-credit tenants
Office & medical
Suburban office, medical office, and conversion-candidate buildings.
Class B/C with upside · medical specialties welcome
Industrial & flex
Warehouse, light industrial, last-mile distribution, and flex-office product.
20k–250k SF · functional or value-add
Mixed-use
Ground-floor retail with apartments above — main-street and infill assets.
Urban infill · strong walkability
Hospitality
Limited-service hotels, extended stay, and select boutique conversions.
40–250 keys · branded and independent
Inside the buy box
The kind of asset our underwriting team is sourcing right now.
Our buy box
Q1 · 2026The criteria that filter what reaches our desk.
We update these quarterly based on capital availability and where the cycle is. If your asset hits four or more, send it regardless — we’ll find a structure or a principal that fits.
Note — these are guideposts, not gates. Every term has been bent for the right deal.
- Deal size
$5M – $50Menterprise value
Larger writes via JV with our institutional partners.
- In-place cap rate
5.5 – 8.5%
We underwrite to in-place NOI, not stabilized pro-forma.
- Hold period
3 – 10years
Open to short-term flips and long-term holds depending on basis.
- Leverage
55 – 70% LTV
Comfortable assuming existing CMBS, agency, or bank debt.
- Levered IRR target
15+%
Lower thresholds on irreplaceable assets in supply-constrained markets.
- Geography
48lower states
Active across primary, secondary, and growing tertiary markets.
- Asset condition
Stabilizedto deep value-add
Distressed and broken capital stacks welcome.
- Diligence to close
14 – 60days
Direct cash on the lower end; structured deals on the upper end.
Deal structures
Three ways to transact. Pick what fits your tax and time horizon.
We’re indifferent to which structure you choose — every one is something we close regularly. The question is which one fits your capital plans, not which one we prefer.
30–60 days
Seller financing
Sellers who want yield, tax deferral, or a higher headline number
- Down payment + carry note
- Typical 10–30 year amortization
- Higher purchase price than all-cash
- Ideal for owners not chasing 1031 deadlines
60–120 days
Joint venture / equity
Operators who want partial liquidity but stay in the deal
- Sell 50–80%, retain meaningful equity
- We bring capital, you bring the operations
- Defined waterfall and exit
- Common for value-add repositions
Operator scenarios
Real commercial situations we’ve solved.
01 · Multifamily, value-add
Underperforming 84-unit value-add — owner couldn’t finish the renovation runway.
What we did
Direct cash acquisition at LOI in 11 days. We took over the in-process renovations, honored the construction contracts, and closed at a price that let the seller exit clean.
02 · Retail, leasing risk
Strip retail with two anchor tenants nearing lease expiration.
What we did
Seller financing — 25% down, 7-year carry. The seller kept yield while we negotiated the renewals and brought capital to upgrade the facade.
03 · Office, conversion
Suburban office building, 60% occupied, owner ready to retire.
What we did
Joint venture: we acquired 70%, the seller stayed on as a passive partner with retained operating income. Conversion play to medical office in motion.
04 · Industrial, distress
Distressed industrial portfolio with deferred maintenance and missed payments.
What we did
Direct cash on three of four assets, assumption of CMBS on the fourth. The seller avoided foreclosure on all four properties and walked away with a clean balance sheet.
How we evaluate
Five questions before we send terms.
We don’t bid blindly. Sellers get a real LOI grounded in real diligence — not a placeholder number designed to lock up the deal and re-trade later.
Operating fundamentals
T-12, rent roll, recovery structure, and a real read on what the asset is doing today versus what it could.
Physical condition
Targeted inspections — roof, mechanicals, structural — without holding the deal hostage to a 90-day diligence window.
Lease & tenant exposure
Lease abstracts, rollover schedule, credit-tenant concentration, and exposure to renewal risk.
Market & submarket
Where rents are going, what comps actually transacted, and how absorption looks 24 months out.
Exit & basis
Hold or flip math, refi sensitivity, debt yield, and the basis we need to make the next buyer say yes.
Commercial deal
Tell us about the asset.
Takes less than 60 seconds. No obligation, no credit check.
Step 1 of 4
Quick info
Ready when you are
One address is all it takes.
Share your property and we’ll match you with a licensed strategist who knows your market. No obligation, no pressure — just a clear look at the paths you have to sell on your terms.
- Call direct
- 1-833-7CASHNOW