The Service

Every Deal Gets Underwritten. Then It Gets Presented.

The difference between a good CRE investment broker and a listing forwarder is underwriting. Before an opportunity reaches your inbox, we’ve built the numbers: in-place income against market, lease term and credit on every tenant, real expenses versus pro forma optimism, and a cap rate benchmarked against actual closed comps — not asking prices. Deals that don’t survive that analysis don’t get sent.

On the disposition side, the same discipline works for you as a seller. We package your commercial investment property with an offering memorandum built to institutional standards, price it against verified comparable sales, and run a structured marketing process to the deepest possible buyer pool — local Texas capital, 1031 exchange buyers on deadlines, out-of-state private investors chasing Texas fundamentals, and the eXp national network’s referral pipeline.

Our practice covers single-tenant NNN property in Austin and statewide, multi-tenant retail, industrial and flex, medical office, small multifamily, and land held for investment. Texas remains one of the most actively traded CRE markets in the country: capital re-entered the market meaningfully in 2025, and underwriting discipline — not cheap debt — is what’s separating deals that close from deals that die in diligence.

Use the free commercial real estate cap rate calculator to test cap rate, implied value, required NOI and sensitivity before discussing a property-specific underwriting strategy.

For 1031 exchange buyers, we run identification and closing timelines as hard constraints, not suggestions. We’ve structured searches around 45-day identification windows and closed inside 180 days with backup properties held in reserve. Deadlines are survivable when the pipeline is built before the clock starts.

Why 7 Streams

What Investors Get From Us

Whether you’re acquiring your first NNN asset or repositioning a portfolio, the standard is the same: numbers first, narrative second.

✓ Full underwriting on every opportunity — income, credit, expenses, and exit
✓ Off-market and pre-market deal flow sourced through direct owner relationships
✓ 1031 exchange execution built around identification and closing deadlines
✓ Institutional-quality offering memoranda and structured sale processes for sellers
✓ Buyer pools that extend beyond Texas through the eXp national network
✓ Coverage across Austin, Dallas-Fort Worth, San Antonio, Houston, and the Central Texas corridor markets

The Process

How an Investment Engagement Works

01

Criteria & Strategy

Return targets, risk tolerance, asset types, markets, and hold horizon — or for sellers, pricing and timing strategy.

02

Source or Package

Buyers get matched, underwritten deal flow. Sellers get an institutional offering package and a structured process.

03

Negotiate & Diligence

LOI through PSA with diligence managed against a real calendar — surveys, environmental, estoppels, financing.

04

Close & Continue

Closing coordination, then ongoing market intelligence on your hold — because the next deal starts before this one ends.

FAQ

Common Questions From Investors

What does your underwriting actually cover?

In-place income versus market rents, lease-by-lease term and credit review, expense reality versus pro forma, deferred maintenance exposure, and a cap rate benchmarked against verified closed comps — not asking prices. You see the deal the way a disciplined lender would before you spend a dollar on diligence.

Do you work with out-of-state buyers?

Constantly. Texas fundamentals attract capital from every coast, and we serve as local eyes, comps, and execution for investors who can’t walk the property weekly. Video walkthroughs, submarket briefings, and diligence coordination are standard parts of the engagement.

How do you handle a 1031 exchange timeline?

We build the replacement pipeline before your relinquished sale closes, identify a primary target plus real backups inside the 45-day window, and stage financing and diligence vendors so the 180-day clock absorbs surprises. Exchanges fail from late starts, not tight rules.

What size deals do you work?

Our sweet spot is the private-capital band — roughly $500K to $20M — where institutional brokerages under-serve and disciplined underwriting matters most. Larger assignments run through the same standard with eXp’s national reach behind them.

Verified Work