Bring one live multifamily deal and leave knowing go or no-go. I review far more deals than I buy, and the most valuable hour I spend is usually the one that ends with walk away. Nobody sends a thank-you note for the disaster that never happened — which is exactly why almost nobody sells this.
Bring a live deal. Leave knowing go or no-go. Not a course about underwriting — a working session on the actual deal on your desk: through the five source documents, into the Ironclad Underwriting Model, and out the other side with a defensible verdict you can put in front of your LPs. Sometimes that verdict is no. That is not the consolation prize. That is the product.
Most people offering to look at your deal are incentivized to like it. A broker gets paid when it closes. A guru gets paid whether or not it works. I am an active sponsor with my own money in my own deals, and I have no stake in yours — which means I am free to tell you the thing nobody else in the room is paid to say.
A bad multifamily deal does not fail on closing day. It fails eighteen months in — a suspended distribution, a capital call, a forced sale — long after the money was committed and the discipline to walk was gone.
There is no photo of the capital call you avoided. No closing dinner for the deal you passed on. The win leaves no evidence — so nobody markets it.
A good deal you miss costs you an opportunity. A bad deal you take can cost you the portfolio, the investors, and the reputation you spent a decade building.
By the time a deal reaches me, most people are already emotionally committed. Being told to walk is not what anyone wants at that moment. It is frequently what they need.
Every deal you correctly decline keeps the powder dry for the one that actually pencils — and keeps your track record clean enough that LPs answer the phone next time.
The 7 Red Flags exist for exactly this. Each one is a way a deal hides its failure until it is too late to act. The review is that checklist, run on your deal, by the person who wrote it.
One live deal. Thirty focused minutes. You leave knowing whether it is a go or a no-go — and exactly where it breaks. I am not trying to talk you into it, and I am not trying to talk you out of it. I am trying to find out which one the numbers support.
The T-12 — trailing twelve, not a proforma. The rent roll — as of a date, with unit-level detail. The offering memo and whatever the broker sent with it.
Your numbers so far — however rough. I would rather see where you landed than start from zero. Nothing has to be sent ahead of time; bring it to the call and we work it live.
There are only so many of these I can take in a month. Every one costs me the attention I could be spending on somebody else's live deal, so I would rather turn down ten of the wrong people than take one.
It takes about ninety seconds, and I read every one of them myself.
The 7 Red Flags in a Multifamily Deal lands in your inbox within a few minutes — the same triage I run before I will spend real time on a deal.
The next screen is my calendar for the Second Set of Eyes deal review: $150, and the fee applies in full toward any engagement that comes out of it.
A closing count tells you how often someone said yes. It tells you nothing about how good they are at saying no. The number worth asking about is how many deals someone has taken apart — and how many of those they walked away from.
Far more of those deals ended in no than in a closing. My best references are not only the people I helped buy something — they are the ones I talked out of a deal that would have hurt them, who are still solvent, still investing, and still answering my calls.
The discipline to walk away from a flagged deal is the same discipline that makes your "yes" mean something to the people who wired you money.
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