Buyer and investor representation
Whether you are buying a building for your own business or acquiring an income property, I help you judge the numbers before you commit and negotiate the purchase through closing.
Buyer and investor representation
Commercial property is valued differently from a home. A house is priced by comparing it to similar houses nearby. A commercial building is priced mainly on the income it produces, or on what it would cost a business to rent the same space. That makes the numbers behind the property more important than the property itself.
There are two kinds of commercial buyer. An owner-user buys a building to run a business from, trading rent for ownership. An investor buys for the income and the long-term gain. The search, the financing, and the questions to ask are different for each.
I help buyers define what they are trying to achieve, find properties that fit, test the seller's figures against real records, and negotiate terms that leave enough time to investigate before any money is at risk.
Who I help
Business owners
You are tired of paying rent and want to own the building your business operates from. I compare the true cost of owning against leasing and identify financing designed for owner-occupied property.
Residential investors moving up
You own rental homes and want larger or lower-maintenance assets. I explain how commercial leases, financing, and valuation differ from what you know.
1031 exchange buyers
You have sold or are selling an investment property and must reinvest inside strict deadlines. I start the search early so you are choosing between good options, not rushing into one.
On your side at every step
Clarify your goals
Target return, budget, level of involvement, and how long you plan to hold the property.
Source properties
Listed properties plus opportunities found through broker and owner contacts.
Test the numbers
I compare the seller's figures with actual leases, tax bills, and expense records.
Negotiate the contract
Price, deposit, length of the due diligence period, and closing date.
Manage due diligence
I coordinate inspectors, surveyors, environmental consultants, the lender, and the title company.
Keep closing on track
I track every deadline so nothing in the contract expires unnoticed.
How it works, step by step
Goals and financing
Weeks 1 to 2We set a budget, return target, and property type. You speak with a commercial lender early, because loan terms shape what you can buy.
Property search
Weeks 2 to 8I send properties that fit, with the key figures summarized. We tour the strongest candidates.
Financial review
ongoingBefore any offer, I review the rent roll, leases, and operating expenses and flag anything that does not add up.
Offer and negotiation
1 to 2 weeksOffers usually begin with a letter of intent stating price and main terms. Once agreed, a purchase contract is signed and the deposit goes to the title company.
Due diligence
30 to 60 daysYou inspect the building, review every document, order the survey, environmental report, and appraisal, and finalize the loan. You can usually cancel in this window and recover your deposit.
Closing
30 to 45 days after due diligenceThe lender funds, the title company records the sale, and leases, deposits, and keys transfer to you.
Same building, two sets of numbers
A building is offered at $1,000,000.
Seller's projection: Rent $120,000, expenses $30,000, net income $90,000. Return: 9.0 percent.
Actual records: Rent $110,000, expenses $35,000, net income $75,000. Return: 7.5 percent.
Takeaway: At the actual income, the price would need to fall to about $833,000 to deliver the 9 percent the brochure promised. Always buy on records, not projections.
Illustration only. Actual figures vary by property.
What to budget for
The terms that matter
Net operating income
The income left after operating expenses such as taxes, insurance, and maintenance, but before loan payments. It is the single most important figure in commercial real estate.
Cap rate
Net operating income divided by price. A higher cap rate means more income for the price but usually more risk. It lets you compare very different properties quickly.
Cash-on-cash return
The cash you receive each year after loan payments, divided by the cash you put in. It shows what your own money is earning.
Due diligence period
A negotiated window to investigate everything. If you find a problem, you can renegotiate or cancel and get your deposit back.
Existing leases
Leases stay in place when a building sells. You inherit the tenants, their rents, and every promise the previous owner made, so each lease must be read.
Commercial loans
These differ from home loans. Terms are often five to ten years with payments calculated over 20 to 25 years, leaving a balance to refinance. Many carry penalties for paying off early.
Owner-user financing
A business that occupies most of a building may qualify for SBA financing with a lower down payment and longer terms.
What is negotiable
Have these ready
- Your budget and available cash for down payment and reserves
- A conversation with a commercial lender
- Two to three years of personal and business tax returns
- A personal financial statement
- Your target return and how long you plan to own
- The entity you will buy in, discussed with your attorney or CPA
What to avoid
- — Buying on the seller's projected income instead of actual records.
- — Agreeing to a due diligence period too short to complete the reports.
- — Not reading every lease in full.
- — Underestimating repairs, vacancies, and leasing costs.
- — Shopping for properties before talking to a lender.
- — Forgetting that property taxes are often reassessed after a sale.
Frequently asked
An owner's perspective on every deal
Financial training
A bachelor's degree in finance and marketing from the University of Houston and an MBA from Texas Woman's University.
Corporate experience
More than a decade in corporate roles before real estate.
Proven volume
165+ closed sales and leases across Greater Houston.
Multilingual
Negotiations and guidance in English, Hindi, and Urdu.
Tell me what you need
This page is general education, not legal, tax, or financial advice.