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Expectation vs Reality: The 30-Day NNN Close That Aged Me 10 Years

Expectation: 30-day NNN close, clean Phase I, 6.5% cap, SNDA done. Reality: DSCR shifts at 4:59pm, appraiser 'subject to roof', ALTA delayed. Lender: need estoppels; Tenant: who's Estoppel; Me: CAM recon like CSI 🤡 Owner: full price, as-is; Buyer: TI + 6 months free; Me: sending LOI rev #17 📉 Deal survives on duct tape, cold brew, and the HVAC serial number I memorized.

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Expectation: 5 Cap, Reality: Tenant Pays in Vibes

Broker: Stabilized, 98% occupied, turn-key asset Lender: Cool, just need rent roll, 12 estoppels, SNDA, updated ALTA, and your firstborn Me in Excel at 2:47am: NOI says yes, roof, HVAC, and CAMs say l

 
 
 
When the Lender Says One More Item for the 47th Time

Broker: LOI signed, easy close Lender: Need T-12, rent roll, SNDA, estoppels, Phase I, ALTA survey, and your blood type Appraiser: Using a 2013 Kmart comp; value says your cap rate is a bedtime story

 
 
 

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