Most investors are still underwriting deals the hard way. I’m not. 😄 Lately, when I get an Offering Memorandum (OM) for a self-storage facility, mobile home park, RV park (and sometimes multi-tenant industrial or multifamily), I run it through a single “battle-tested” AI prompt that forces the underwriting to be conservative and buyer-favorable—the way it should be if you actually want to protect your downside and still hit strong returns. ✅ What this prompt does (in plain English) It tells the AI to act like a seasoned commercial underwriter + transaction specialist and produce exactly 3 deliverables: 1. A full internal underwriting report (risk-adjusted assumptions, pro forma NOI, DSCR targets, realistic rent growth, expense inflation, capex reserves, etc.) 2. A buyer-favorable LOI at the suggested price (clean, professional, credible — not some lowball mess) 3. A respectful email to the broker explaining the rationale and asking the 3–5 biggest questions we need answered 🔒 The secret sauce: conservative assumptions Most OMs are optimistic. My prompt automatically “stress tests” the deal by default, like: - bumping expenses - limiting rent growth - baking in vacancy - adding real capex/reserves - using higher exit cap rates than the OM wants you to believe In other words: it underwrites like a buyer who plans to own the asset through real-world problems, not spreadsheet fantasy land. Why this matters Even if you don’t use the AI’s numbers verbatim, it gives you: - a fast first-pass underwriting - a negotiation-ready offer package - a broker email that keeps relationships strong (while still being firm on price) If you want the exact prompt… Comment “PROMPT” and I’ll paste it in here (or DM it to you). 👇

Hey all - I just got back from my honeymoon to Spain and am getting back into the swing of things. We have an industrial deal we're working on in Texas, as well as selling one of our storage facilities in Lubbock. What are you all working on? Put your current project in the comments.

So I just got an interesting call from a cell tower operator — he reached out asking if they could lease a portion of land on one of my RV park parcels to put up a tower that they could then turn around and lease to the major carriers like T-Mobile, AT&T, Verizon. Here’s the gist of what they offered: - 5-year lease with a 2-year extension option - They pay for all due diligence, permitting, feasibility studies, and construction - It would take about 6 months from approval to having the tower fully up and running - We’d get $1,000–$1,500/month in passive income - If we wanted, we could sell the lease for 15x annual income (so if it was $1,200/mo → that’s a potential $216K payday) Pretty wild. I haven’t gone down this path before, but it seems like a super low-effort way to add income to a rural parcel if it checks out. Has anyone here dealt with cell tower operators before? Would love to hear your experience — good, bad, or scammy. Drop a comment if you’ve done this or know someone who has. Curious to see where this goes.