Emanay • Transaction Advisory

Two Properties.
One Path to Capital, Income & Legacy.

A private, off-market placement mandate for two unrelated properties — the Miami development site and the Lower Matecumbe Key waterfront parcel — structured to convert Miami into capital, begin income as soon as reasonably possible, and preserve value for the next generation.

Miami — T6-8-O / T5-L Lower Matecumbe Key — CF Zoning Private Placement, Not Public Marketing

Properties, Two Entities

Conceptual Units — Miami

$25K+

Engagement Fee + Success Fee

Where Things Stand

The Short Version

Diligence is complete on both properties — survey, zoning, and appraisal are in hand. Here's the current state of the mandate.

Already Done

ALTA/NSPS survey (Schwebke-Shiskin, Job AJ-5640) & Modis Architects conceptual zoning study #22135 on file — Miami

Miami zoning confirmed: T6-8-O (Lot 12) / T5-L (Lot 13) — 45-unit conceptual program + 5,300 sf retail

Lower Matecumbe Key zoning confirmed as Commercial Fishing District (CF); Colliers appraisals on file for both properties (restricted-use, not circulated)

In Progress

Letter of Engagement — drafted, pending signature by Tanco Investments, LLC & Manel Investments, LLC

City of Miami Zoning Verification Letters (both folios) — filed on signature

Boundary & shoreline survey and working-waterfront determination — Lower Matecumbe Key

Phase I environmental scope — Miami (current/prior automotive use)

Next Up

Execute Letter of Engagement; confirm signing authority for both entities

Prepare buyer-ready Site Packages & Financial Models for private circulation

Begin direct, off-market outreach to qualified developers & capital partners

Negotiate and close — either property may proceed independently

Note: this proposal reflects the Letter of Engagement, Feasibility Studies, and Site Packages on file as of August 2026. Miami's net lot area is inconsistent across sources (19,400 sf assessor / 20,434.50 sf legal / 17,739.60 sf post-dedication) and the conceptual 45-unit program is unverified until that figure is confirmed with City of Miami Public Works. No development cost, revenue, or return figure has been estimated for either property — see the Financial Analysis section of each Feasibility Study.

The Portfolio

Two Properties, Two Entities.

Unrelated properties in two different counties, held by two different companies. Each is handled on its own track and may proceed independently of the other.

Property 1 — Tanco Investments, LLC

2045-2047 NW 36th St & 3628 NW 20th Ct, Miami, FL 33142

ZoningT6-8-O (Lot 12) / T5-L (Lot 13)

Conceptual Program45 units + 5,300 sf retail

Lot Area19,400 sf assessor — sources conflict

Current UseUsed car dealership, operating

Key RiskNet lot area unresolved; no FLR headroom (4.96 of 5.00 max)

Property 2 — Manel Investments, LLC

74530 Overseas Hwy, Lower Matecumbe Key, FL 33036

ZoningCommercial Fishing District (CF)

Buildable3,250 sf @ 0.25 FAR / 4,550 sf @ 0.35 FAR

Lot Area13,000 sf (0.30 ac), vacant, waterfront w/ dock

Permitted UsesFishing mfg. & fishing retail only — no residential

Key ConstraintWorking waterfront determination & boundary survey

The Engagement

How This Works.

For each property: we package it, take it to investors, bring you proposals, negotiate the best one, and close it. You decide at every step.

“Your goal is to turn these properties into money you can put to work, receive income, and leave something of lasting value to your four sons. What each property trades for, and on what terms, comes down to what investors are prepared to do. Our job is to bring you proposals from investors, then negotiate the best one. You decide from there.”

Step 1

Package

Package the properties

We assemble what you have into a package an investor can act on

Zoning Verification Letters & net lot area confirmation — Miami

Boundary & shoreline survey — Lower Matecumbe Key

Step 2

Outreach

Take them to investors

Outreach, follow-up, meetings, dinners, pitches

Whatever it takes to get in front of the right people

Private, direct outreach — no MLS, no public marketing

Step 3

Negotiate

Proposals & negotiation

Investors bring us their offers with price and terms

We evaluate them and tell you where each one lands

We take the strongest ones into negotiation on price and terms

Step 4

Close it

We execute the closing in house with our attorney

If a partnership results, we can manage the contract through to the finish line — a separate engagement and fee

Deposit

$5,000Due upon execution of this proposal

Secures the engagement and begins packaging & outreach immediately

Engagement

$25,825Due on signing of the Letter of Engagement

Balance of the fixed engagement fee — no commission, no percentage of sale price

Total fixed engagement fee: $30,825 (deposit + engagement, above), covering packaging, outreach, and negotiation for both properties through to closing. Fixed fee, earned when paid — not refundable, since the work begins immediately and is performed whether or not a buyer is ultimately found. Full economics and terms are set out in the executed Letter of Engagement.

Estimated timeline: roughly sixteen weeks per property from signature to closing under normal conditions — includes the buyer's typical 90–120 day review period. Target start date: [TBD].

Out of Scope

Buyer inspections — environmental reports, soil testing, engineering, and appraisals are ordered and paid for by the buyer during their review period

Architectural, engineering, or design services

No representation is made that a buyer will be found or that any transaction will close — the fee compensates the work, which is performed regardless of outcome

One Engagement, Six Divisions

The Emanay Ecosystem.

This engagement is led by Emanay Advisors, backed by the full platform. Each division is a separate, independently licensed entity — brought in only where the work calls for it.

Advisors

Emanay Advisors

Transaction advisory · Placement · Negotiation

Deal packaging, off-market outreach, and negotiation through to close — the team running this engagement.

Law Group

Emanay Law Group PLLC

Legal · Contracts · Closing

Purchase agreement drafting and review, entity and title diligence, closing coordination.

Accounting

Emanay Accounting, LLC

Accounting · Tax · Reporting

Deal-level financial reporting and tax structuring coordination.

Realty

Emanay Realty LLC

Brokerage · Market Analysis

Licensed real estate brokerage services and comparable sales analysis.

Capital

Emanay Capital LLC

Capital Markets · Debt Placement

Debt placement, lender introductions, and capital stack structuring.

Ventures

Emanay Ventures LLC

Venture Advisory

Early-stage structuring, cap table, and governance support.

Technologies

Emanay Technologies LLC

Technology · Data

Deal room infrastructure, document management, and reporting tools.

What You Get

The Full Package.

One engagement, two properties — each with its own Feasibility Study, Financial Model, and Site Package.

Letter of Engagement

Scope, fee, and terms covering both properties — billed separately to Tanco Investments, LLC and Manel Investments, LLC.

Feasibility Studies

One per property — Miami and Lower Matecumbe Key. Site, zoning, cost, and risk analysis.

Financial Models

One per property — zoning data sheet, unit/program summary, 5-year pro forma, and risk register.

Site Packages

Buyer-facing placement package for each property — what's circulated privately, off-market.