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Service 01

Should I buy this property?

Pre-acquisition due diligence answers one question, and it answers it with a number. Either the property pencils — or it does not. Either we close, or we walk. The diligence below decides which.

What we do

Find the gap before money is committed.

Most deals do not fail at construction. They fail at acquisition — when the buyer paid for what the seller marketed, not for what the property actually was.

Pre-acquisition due diligence is the discipline of finding the gap between those two before money is committed. It is not a checklist exercise. It is the principal walking the property, reading the title work, calling the jurisdiction, and writing down — in one document — what the owner is actually buying.

Hands reviewing a parcel map with calculator, title work, and plans on a due-diligence table
Diligence that ends in a number: proceed, renegotiate, or walk.

What this looks like in practice

  • Zoning verification at the parcel level, including overlay districts, height and setback constraints, and any in-flight code amendments at the jurisdiction.
  • Environmental screening — Phase I review when one exists, site inspection for visible flags when one does not, and a path forward for anything elevated.
  • Title and survey review with the closing attorney, flagging encroachments, easements, and conservation overlays that compress true buildable area.
  • Utility and capacity verification — water, sewer, stormwater, power, gas — at the source, not from the broker's flyer.
  • True site yield analysis: the number of units, square feet, or keys the property will actually deliver after constraints, not the marketed maximum.
  • A one-page memo summarizing every flag, ranked by deal impact, with a clear recommendation: proceed, renegotiate, or walk.

When this service is the right entry point

  • You have a property under contract or under LOI in Florida and need an owner-side principal to verify what you are buying.
  • You have inherited or own a property and are deciding whether to develop, hold, or sell.
  • You are reviewing several Florida acquisition candidates and need to rank them on real, not marketed, yield.

When this is not the right entry point

  • You are already past due-diligence period and under hard money. At that point the right service is Feasibility, not Diligence.
  • You want a paper-only review without site access. Real diligence requires walking the property.

How an engagement starts

A project review — 45 minutes, confidential. We look at the property, the contract, and the timeline. If diligence is the right service, we scope it on the call. If it is not, we say so on the call.