Emanay RE/CRE Advisory

From Sourcing
to Closed Assets.

Emanay Advisors sources, underwrites, structures, and closes real estate — from single commercial acquisitions to institutional roll-up platforms — with our entire ecosystem moving alongside every deal.

Commercial Acquisitions
Hotel-to-Multifamily
RV Park Acquisitions
Real Estate Structuring
Lease Negotiation
Brokerage
6
Service Lines
5
Integrated Divisions
$100M+
Active Roll-Up Platform
3
Engagement Stages
Engagement Structure

How a Realty Mandate Works

Every acquisition, disposition, or roll-up mandate runs across three phases — sourcing and underwriting, legal and capital structuring through close, and post-close ownership — with Realty, Advisors, Law Group, Accounting, and Capital moving in parallel, not sequence.

Week 1
Week 2–3
Week 4–6
Week 6–8
Week 8–10
Week 10–12+
Emanay Realty
Real Estate & Site
Realty
Buy Box Defined
Asset class, geography, price band, and return thresholds locked with client
Realty
Site & Asset Sourcing
Off-market outreach, broker network, and listing screens activated
Realty
Physical & Market DD
Site visits, market feasibility, comps, and zoning/entitlement review
Underwriting
Realty
Lease / PSA Support
Terms negotiated alongside Legal — price, contingencies, timeline
Realty
CapEx & Ops Planning
Renovation scope, vendor coordination, and activation plan built
Realty
Go-Live
Asset transitioned to operations or ownership, handoff to management
Activated
Emanay Advisors
Deal Execution
Advisors
Investment Thesis
Deal rationale, platform fit, and underwriting criteria confirmed
Advisors
Comparable Analysis
Market comps, deal structure benchmarking, and return modeling
Advisors
Deal Screening
Shortlist delivered against thesis with financial summary
Weekly Review
Advisors
LOI Drafting
Letter of intent drafted, price and terms negotiated, exclusivity secured
Advisors
Diligence Coordination
Cross-divisional due diligence tracked against the closing checklist
Advisors
Close & Integration
Closing coordination, capital deployment, ownership handoff
Closed
Emanay Law Group
Title & Structuring
Law Group
Entity Structure
HoldCo / SPV or acquisition entity planned, EIN and governance mapped
Law Group
NDA & Confidentiality
Deal NDAs executed with all counterparties, confidentiality in place
Law Group
Title & Zoning Review
Title search, survey review, and zoning/entitlement risk cleared
Title Cleared
Law Group
PSA Drafting
Purchase and sale agreement negotiated, reps and warranties set
Law Group
Closing Docs
Deed, closing statement, lender documents, and disclosures prepared
Law Group
Closing & Recording
Transaction closed, deed recorded, post-closing filings complete
Recorded
Emanay Accounting
Underwriting & QoE
Accounting
Underwriting Model
Acquisition model built — NOI, cap rate, and IRR sensitivity
Accounting
Pro Forma Build
Stabilized pro forma, operating budget, and reserve schedule modeled
Accounting
Financial DD
For income-producing assets — QoE, rent roll audit, expense verification
Verified
Accounting
Debt Service Analysis
DSCR, coverage ratios, and lender-ready financial model built
Accounting
Closing Financial Package
Sources & uses, prorations, and closing statement reconciled
Accounting
Reporting Setup
Monthly reporting cadence and KPI dashboard activated
Live Reporting
Emanay Capital
Debt & Capital Stack
Capital
Standby
Capital markets strategy developed in parallel pending deal structure
Capital
Lender Universe
Target lenders mapped by asset class, geography, and terms
Capital
Capital Stack Design
Senior debt, mezzanine, and equity co-invest sized and structured
Capital
Term Sheet Negotiation
IOIs and term sheets received, comparative analysis delivered
Terms In
Capital
Debt Placement
Commitment letter executed, funding conditions cleared
Capital
Facility Funded
Capital funded at closing, facility live
Funded
Phase I Outcome — Client Will Have
A fully underwritten, legally cleared, and financed asset ready to close — with lender terms secured and ownership structure in place.
Underwritten Asset
Cleared Title
Financing Secured
Ready to Close
Sourcing Complete ✓
Legal & Title
Title insurance and survey review
Closing document preparation and execution
Recording and post-closing compliance
Entity and governance finalization
Disclosure and regulatory filings
Capital & Debt Placement
Lender outreach and term sheet negotiation
Commitment letter execution
Equity co-investment structuring
Capital stack finalization
Funding coordination at close
Tax & Cost Segregation
Cost segregation study coordination
1031 exchange planning and timeline management
Entity-level tax structuring
Depreciation and basis analysis
Closing Coordination
Closing checklist and timeline management
Coordination across title, lender, and counsel
Funds flow and disbursement
Final walk-through and possession handoff
Owner's Watch & Reporting
Monthly reporting and KPI tracking against the acquisition model
CapEx and budget tracking
Lender and stakeholder reporting
Refinance and recapitalization analysis
Operator-Grade Asset Management
Revenue management and rate strategy
Marketing and leasing initiatives
Vendor and property manager oversight
Expense reduction and margin optimization
Exit packaging and disposition management
Roll-Up & Portfolio Scale
Follow-on acquisition sourcing within the platform's buy box
Consolidated platform-level financial modeling
Institutional capital coordination for scale
Governance and KPI-driven expansion oversight
The Realty Practice

Six Service Lines.
One Real Estate Team.

emanay Realty covers the full spectrum of real estate advisory — from ground-up commercial acquisitions to licensed brokerage — with every service line coordinated by the same team running your mandate.

01
Commercial Acquisitions
We source, underwrite, and execute commercial property acquisitions, structuring real estate that sits inside broader M&A and platform mandates.
Off-market sourcing & broker network
Underwriting & market feasibility
Deal structuring alongside Capital
Closing coordination
02
Hotel-to-Multifamily
We advise on adaptive-reuse and conversion plays — including hotel-to-multifamily repositioning — pairing entitlement strategy with capital structuring.
Conversion feasibility & entitlement strategy
Zoning and permitting coordination
Capital structuring for reposition CapEx
Stabilization & lease-up planning
03
RV Park Acquisitions
Supporting the emanay Park Ventures roll-up, we evaluate and acquire RV park assets, integrating real estate diligence with platform-level investment strategy.
Asset-class-specific underwriting
Site & market feasibility
Roll-up platform integration
Operator coordination
04
Real Estate Structuring
We design ownership and financing structures that align real estate with the deal — coordinating closely with emanay Capital and Law Group.
HoldCo / SPV structuring
Financing-aligned ownership design
Tax-efficient structuring
Cross-divisional coordination
05
Lease Negotiation
From operating leases to ground leases, we negotiate terms that protect long-term value and operational flexibility for our clients.
Operating & ground lease negotiation
Term, escalation & renewal strategy
Landlord / tenant risk allocation
Legal coordination on lease documents
06
Brokerage
Licensed brokerage services across residential and commercial transactions, delivered with institutional-grade process and discretion.
Licensed residential & commercial brokerage
Institutional-grade transaction process
Confidential, discreet execution
Buy-side & sell-side representation
Case Study — Live Mandate

RV Parks, Built as
a Platform, Not a Deal.

The RV Park Acquisitions service line isn't theoretical — it's actively running as an institutional roll-up. See how the same process above is playing out in the field today.

View the Emanay Park Ventures Case Study
The Emanay Ecosystem

One Mandate.
Five Divisions. Zero Gaps.

Every acquisition, disposition, or roll-up mandate is staffed across the full platform — real estate, deal execution, legal, finance, and capital markets moving in parallel from Day 1.

Emanay Realty
Site · Lease · Acquisition · Brokerage
Commercial & RV park acquisitions
Hotel-to-multifamily conversion
Lease negotiation & administration
Licensed brokerage
Physical due diligence
Real estate structuring
Emanay Advisors
M&A · Strategy · Deal Execution
Target identification and sourcing
Financial underwriting and modeling
LOI drafting and negotiation
Due diligence coordination
Post-close integration
KPI monitoring and governance
Emanay Law Group
Title · Contracts · Structuring
Entity and SPV formation
PSA and lease drafting
Title and zoning review
Closing documentation
Ongoing corporate governance
Emanay Accounting
Underwriting · QoE · Reporting
Acquisition modeling & pro forma
QoE on income-producing assets
Debt service & DSCR analysis
Monthly reporting & KPI tracking
Cost segregation coordination
Emanay Capital
Debt · Equity · Capital Stack
Lender universe & outreach
Capital stack design
Term sheet negotiation
Debt placement & closing funding
Equity co-investment structuring
01
Speed
Sourcing, underwriting, and legal/capital workstreams run in parallel — not sequence — compressing time to close.
02
Control
One firm coordinates broker, counsel, lender, and accountant — no misaligned incentives between parties.
03
Alignment
Every deliverable is structured to close, finance, and report cleanly — no rework at the lender or title stage.
04
Scalability
The same platform that closes one asset becomes the infrastructure for a roll-up across dozens.
Buy-Side Advisory

Why an Integrated Platform
Beats a Standalone Broker

Most real estate transactions run through a broker, an attorney, a lender, and an accountant — each engaged separately, none accountable to the same outcome.

Standalone Broker Fragmented
✗
No underwriting beyond a broker's opinion of value
✗
Legal, lending, and tax handled by separate, uncoordinated parties
✗
No visibility into deal structure or platform fit
✗
Timeline extended by handoffs between vendors
✗
Misaligned incentives — broker paid regardless of deal quality
Emanay Realty Platform Recommended
✓
Full underwriting — NOI, cap rate, IRR, and DSCR modeled before you offer
✓
Law Group, Capital, and Accounting coordinated from LOI to close
✓
Every deal evaluated against platform / portfolio fit
✓
One team, one timeline — no vendor handoff delay
✓
Milestone- and outcome-aligned engagement structure
01
Mandate & Criteria
Budget and timeline
Asset class and geography
Return thresholds
Platform fit check
02
Sourcing
Off-market outreach
Broker relationships
Listing screens
Sector screening
03
Underwriting
NOI / cap rate modeling
Comparable analysis
Cash flow review
Risk assessment
04
LOI & Negotiation
LOI drafting
Price and terms
Contingencies
Exclusivity period
05
Due Diligence
Title & zoning DD
Physical DD
Financial & legal DD
Lender documentation
06
Close & Activation
Closing coordination
Capital funded
Deed recorded
Ops handoff
Program Investment

Every Engagement Stands Alone.
Every Engagement Credits Upward.

Buy exactly the piece you need. If you scale into a full mandate, fees already paid — the Blueprint, a Deal Screen, or an engagement fee — credit toward the next tier.

Stage 1 · Decide
Entry · Product A
Acquisition Blueprint
Before you hunt, know exactly what you're hunting.
Written buy box & investment criteria
Investment thesis & portfolio strategy
Business plan model built to your goals
Custom screening framework tuned to your criteria
$5,000 flat · Required before any mandate · Credits 100% toward Tier 1 or Tier 2 within 90 days
Entry · Product B
Deal Screen
You found it. We tell you the truth about it.
Graded verdict, A through D
Verified yield, coverage & levered return
Top 5 risks & top 5 value-creation items
Written go / no-go & missing-document list
Per-deal flat fee, packs & monthly subscription available · Screen fees credit toward a mandate
Stage 2 · Acquire
Deal Flow Mandate
The Deal Flow Desk
For experienced buyers who run their own closings.
Continuous sourcing against your buy box — listings, broker outreach, off-market origination
Financials chased and collected on qualifying targets
Up to 3 full screening packages per month
Monthly pipeline report — every contact, every property evaluated
Monthly retainer + success fee on any introduced property · Retainer months credit 50% toward a Tier 1 or Tier 2 upgrade
Tier 1 · Acquisition Mandate
Single-Asset Program
One asset, end to end.
6-month initial term, defined in writing
Full sourcing, underwriting & verification
LOI through closing, all five divisions
Lender package & debt placement included
Engagement fee + monthly extension if you continue · Every dollar credits against the success fee at closing
Tier 2 · Flagship · By Application
Portfolio / Roll-Up Program
You have capital and a portfolio goal. We become your acquisitions department.
12-month committed mandate, continuous pipeline
Dedicated buy box & deal-flow cadence
Reduced per-closing success fees vs. Tier 1
Roll-up structuring & follow-on financing
Monthly retainer, first months due at signing · Retainer partially credits against each closing's success fee
Stage 3 · Own & Exit
Tier 3A
Owner's Watch
We watch the numbers. Your team operates.
Monthly reporting & KPI tracking against the acquisition model
CapEx & budget tracking
Lender & stakeholder reporting
Refinance & recapitalization analysis
Flat monthly fee per asset
Tier 3B · By Application
Operator-Grade Asset Management
Strategy and direction from a team that has built, scaled, and exited real estate platforms.
Revenue management & rate strategy
Marketing & leasing initiatives
Vendor and property manager performance evaluation — personnel and contract decisions remain the owner's
Expense reduction & margin optimization
Exit: portfolio packaging, sale process & buyer diligence management
Percentage of gross revenue, monthly, with a per-asset minimum · Success fee at disposition
No double-dipping, in writing: where emanay Realty receives a buy-side commission from the transaction, it is credited dollar for dollar against your advisory success fee. One closing, one fee. Because emanay operates its own park roll-up platform, every mandate includes a written deal-allocation policy: assets inside your buy box are presented to you first. And in asset management, emanay directs strategy and recommends — it never employs property staff and never signs contracts in your name; every personnel and vendor decision remains the owner's to approve and execute.
Why an Integrated Fee

You're Not Paying
for a Broker.
You're Replacing Five of Them.

Most real estate transactions run through a commercial broker, a real estate attorney, a debt/capital placement advisor, an appraiser or QoE firm, and a cost segregation specialist — each billing separately, none talking to each other. emanay Realty replaces every one of them under a single, integrated engagement.

The Traditional Approach
Fragmented · Expensive · Misaligned
The Emanay Engagement
Integrated · Milestone-Based · Aligned
Separate Vendor #1
Commercial Real Estate Broker
Site identification, listing access, and buyer/seller introductions — brokers are frequently paid by the seller, creating a conflict of interest on price and structure.
Typical commission: 4–6% of transaction value
✗
Emanay Realty
Your Buy-Side Real Estate Team
Off-market sourcing, full underwriting, and licensed brokerage — representing you, not the seller, with commissions credited against your advisory fee where earned.
Included in program ✓
✓
Separate Vendor #2
Real Estate Attorney
Title review, PSA drafting, entity formation, and closing documentation — billed hourly, with no visibility into the underwriting or capital structure.
Typical cost: $5,000 – $15,000 per transaction
✗
Emanay Law Group
Your Title & Closing Counsel
Title and zoning review, PSA and lease drafting, entity structuring, and closing documentation — built with real-time visibility into the deal and the capital stack.
Included in program ✓
✓
Separate Vendor #3
Debt / Capital Placement Advisor
Lender outreach, term sheet negotiation, capital stack design — a separate, often commissioned engagement layered on top of the acquisition.
Typical success fee: 1–3% of capital placed
✗
Emanay Capital
Your Capital Markets Partner
Capital stack design, institutional lender universe, term sheet negotiation, and commitment letter execution — mandate-aligned, not commission-driven.
Included in program ✓
✓
Separate Vendor #4
Appraiser / QoE Firm
Valuation, rent roll audit, and expense verification on income-producing assets — a scoped engagement per asset, disconnected from the acquisition timeline.
Typical cost: $3,000 – $8,000 per asset
✗
Emanay Accounting
Your Underwriting & QoE Team
Acquisition modeling, QoE on income-producing assets, DSCR and debt service analysis, and lender-ready packaging — built on the same underwriting model from Day 1.
Included in program ✓
✓
Separate Vendor #5
Cost Segregation / Tax Specialist
Cost segregation studies, 1031 exchange coordination, and depreciation planning — a separate specialist engagement, often brought in after close.
Typical cost: $5,000 – $15,000 per study
✗
Emanay Accounting
Your Cost Seg & Tax Coordination
Cost segregation study coordination, 1031 exchange timeline management, and entity-level tax structuring — planned into the deal before close, not after.
Included in program ✓
✓
Traditional Approach — Combined Cost
Fragmented · Expensive · Misaligned
5 separate vendors, across commission, hourly, and per-study fees — none of them accountable to your outcome.
The Emanay Realty Engagement
Integrated · Milestone-Based · Aligned
One engagement. Every discipline. Commissions credit against your advisory fee — one closing, one fee.
Five Teams.
One Fee.
Zero Gaps.
The Realty Team

ONE TEAM.
EVERY REAL ESTATE MANDATE.

From a single commercial acquisition to an institutional roll-up platform, the same team carries every Realty mandate from sourcing through close.

Christian Torres
Head of Emanay Park Ventures · RV & Mobile Home
Christian Torres
Co-Founder · Emanay RV Ventures · Emanay Mobile Home Ventures

Christian is the operator at the center of the RV Park Acquisitions service line — 15 years acquiring, developing, and operating RV parks and mobile home communities before bringing that track record into the Emanay platform. He leads every Emanay Park Ventures engagement personally, from first conversation through deal close.

ParkPro Capital Partners is the first proof point of that model in motion — sourcing, underwriting, and closing RV park assets as an institutional roll-up, not a one-off deal. Not a hand-off model, not a junior team: Christian from first call to final close.

15yrs
Track Record
2
Active Verticals Led
$100M+
Active Platform
1
Expert, Every Deal
Emanay Park Ventures  ·  RV Parks · Mobile Home Communities
David Rosati
Founding Partner · Realty Coverage
David Rosati
Founding Partner · Advisors · Realty · Capital

David carries cross-divisional coverage across Advisors, Realty, and Capital — and steps in as Law Group counsel on specific real estate matters, including entity and SPV operating agreements for platform mandates like Emanay Park Ventures.

Ready to Source, Structure,
or Scale a Real Estate Portfolio?

Schedule a call with the emanay Realty team. We'll assess the asset, the vertical, and the right structure — no charge.

See Your Proposal