Acquisition & Advisory Services
Finding underutilized real estate and unlocking massive value through best-in-class development management execution.
- 1LOI
- 2Due Diligence
- 3PSA
- 4Close of Escrow
Whether you're deploying capital, repositioning an existing asset, or considering a sale, we bring institutional-grade analysis and on-the-ground market knowledge to every decision.
Capabilities across the deal lifecycle.
Deal Sourcing & Origination
Off-market and on-market opportunity sourcing across our target asset classes and submarkets, screened against your investment criteria.
Underwriting & Financial Analysis
Detailed pro formas, sensitivity analysis, and return modeling (IRR, equity multiple, cash-on-cash) so you understand the downside before you commit to the upside.
Due Diligence Management
Coordinating financial, physical, legal, and environmental diligence; surfacing risks early and pressure-testing assumptions.
Acquisition Strategy & Negotiation
Structuring offers, LOIs, and purchase terms; advising on deal structure, financing, and timing.
Disposition & Advisory
Hold/sell analysis, broker selection and oversight, and positioning assets for sale to maximize value.
Capital Strategy
Helping align the right debt and equity to the business plan.
Every deal is underwritten like our own capital is on the line.
Great acquisitions start with seeing what others miss: the underutilized site, the zoning upside, the path to a higher and better use. We underwrite every opportunity conservatively and tell you the truth about the risk, not what you want to hear.
When the numbers work, we move fast. When they don't, we tell you to walk. Protecting your capital is the first job.
Common questions
What does entitlement-aware due diligence catch that standard due diligence misses?
Standard diligence checks title, environmental condition, and price. Entitlement-aware diligence also checks what you can actually build: the parcel's real zoning (including overlays and specific plans that override the base map), housing-element status and builder's remedy exposure, CEQA pathway, and whether laws like SB 9 or the 2025 infill exemptions unlock value the listing doesn't price in.
Can you evaluate a deal before I'm in escrow?
Yes — that's the best time. A pre-offer feasibility read on entitlement path, realistic timeline, and approval risk changes what you should pay, or whether you should pursue the parcel at all. It's much cheaper to walk away from a bad entitlement story before escrow than to discover it during your contingency period.
Do you work with owners who already have a site under contract?
Constantly. During the contingency period we run the entitlement diagnostic — zoning verification, city process mapping, timeline and cost ranges, and the CEQA screen — so you go hard on the deposit with your eyes open, renegotiate with evidence, or exit cleanly.
What markets do you cover?
Orange, Los Angeles, and San Diego Counties, with the deepest bench in Orange County — 25+ years working with the cities, staff, and hearing bodies where our clients' projects actually get decided.