The framework. Reference it before every commit, every walk decision, every exit.
Core philosophy
Create events, not luck
Every step — contract, DD completion, zoning approval, permit — is a manufactured value inflection point. You don't wait for the market; you build the catalyst.
Exit first, then enter
Before you sign a contract, you know your buyer. Multiple exit strategies are non-negotiable. Every deal enters with at least 3 potential outcomes mapped.
Intelligence over location
Zoning shifts, political relationships, off-market distress, infrastructure signals — this is the real edge.
Make money on the buy
Profit is locked in at acquisition. Never pay retail. The spread between basis and stabilized value is where wealth is built.
The 6-deal cohort
Every 6 months, lock 6 new deals. Each cohort resolves through a disciplined waterfall. One walk is budgeted in.
- 1× Hold & Develop24–30 mo
- 2× Entitlement Flip12–18 mo
- 1× DD Flip6–9 mo
- 1× Quick Flip3–6 mo
- 1× Walk (budgeted)0–6 mo
Value inflection roadmap
Each milestone is a manufactured uplift. Decide your exit relative to where the spread is biggest.
Team & structure
Strategy, capital, final go/no-go on every deal.
Off-market origination, distress signals, alderman intel.
Zoning, political, hearings.
Hard costs, schedule, value engineering.
Senior debt, mezz, JV equity.
Underwriting, scenarios, weekly platform reporting.
DD checklist
- Title commitment + survey within 7 days
- Phase I environmental ordered day 1
- Zoning verification + alderman touchpoint
- Comps within 0.5 mi, last 18 months
- Three confirmed exit buyers documented
- Construction cost validation (2 GC bids)
- Debt term sheet executed before DD release
- Walk decision memo if any red flag