Acquisitions
Acquisitions Track
Source sharper, underwrite with the options on the table, and run due diligence at speed — without ever leaking what isn't yours to share.
Sam Simonian · CEO / Acquisitions
Vincent Lo · Finance
Acquisitions team
Anyone sourcing or underwriting deals
You're on this track if
- You source deals, underwrite, or run due diligence
- You read broker pitches and OMs and need to find the signal fast
- You build proformas and want options + tradeoffs, not one canned answer
- You handle confidential seller and deal information that cannot leak
Your path through the 4 Levels
Everyone follows the same spine. Here's what each level means specifically for acquisitions work.
L1
Better Conversations
Read the AUP, learn to prompt for reasoning instead of answers.
For you: learn the confidentiality reflex — what's safe to paste from an OM and what stays out — before you put a single deal into a chat.L2
Your Workspace
Set up your Claude Teams project and "interview your AI" so it knows your context.
For you: load the buy box, our lot-rent-ramp logic, and the Company State so Claude underwrites to our standard, not generic CRE.L3
Run the Workflows
Use the sanctioned Workflow Skills — your deal cycle, on rails.
For you: the IC Deal Tracker extraction and Sam's reporting set live here, plus the MHP Acquisitions Expert for on-demand underwriting.L4
Build New Workflows
Spot the next repetitive task and co-build a new skill for it.
For you: an OM-to-screen skill, a comp-pull skill — the sourcing steps you grind through on every deal are Level 4 candidates.Your Skills
Yours = a workflow you own. Carlos-run = still operated by Carlos; shadow it. Expert = knowledge you summon by topic. All in the Skills Catalog.
Sam's standing monthly reporting set — KPI summary + delinquency view, scope widening as bandwidth allows.
IC Deal Tracker
Excel→JSON extraction feeding the IC Deal Tracker dashboard. Carlos-run today; shadow it to see how a deal moves through the pipeline.
Underwriting, cap rate, NOI, lot rent, buy box, IC memo structure, value-add modeling, loss-to-lease recapture, proforma, agency lending.
DD reality-check: utility expenses, POH/TOH economics, capex, deferred maintenance, septic — what the proforma has to survive.
State landlord-tenant law, rent-increase notice periods, eviction procedures, tenant protections — by state, before you commit.
LLC setup, EIN, registered agent, BOI / Corporate Transparency Act, 100-day plan, utility transfer — the closing-to-takeover runway.
Stress-test a deal against rate, unemployment, and affordability scenarios before it reaches IC.
Prompts to try in your voice
Start here, then make them yours. These run in your Claude Teams project with deal data loaded.
"Here's the OM for a 120-pad park. Give me 3 underwriting scenarios — base, downside, value-add — with cap rate, lot-rent ramp, and deferred-capex assumptions called out for each, and tell me which assumption each case is most sensitive to."
Options + tradeoffs on the table, not a single number you have to take on faith.
"Read this broker pitch and pull the signal: actual vs. asking, what's missing from the financials, and the 3 questions I should ask before spending more time on it."
Triages the inbox so your hours go to deals worth underwriting.
"Draft a seller outreach note to a mom-and-pop owner that sounds like a person, not a form letter — warm, specific to their park, no pressure."
Off-market outreach that reads as human, which is the whole point — and you read it and send it under your name, never auto-sent.
"I'm starting DD on this park. List the title, environmental, regulatory, and utility items I need to verify, ordered by what most often kills MHP deals."
A DD checklist sequenced by risk, not alphabetically.
What NOT to do (Acquisitions edition)
- Never paste pre-disclosure deal data into an open chat. Named seller info, the active pipeline, fund-specific capital figures — these only live in a sanctioned Claude Teams project with data you pasted. A leak here can blow a deal or a relationship.
- Every number that ends up in an LOI or IC memo gets traced. AI gives you a fast proforma draft; you verify the rent roll, the T-12, and the comps against source before anyone signs anything.
- Don't let AI invent market comps. If it can't tell you where a comp came from, it's a guess — treat it as a question to research, not a fact to underwrite on.
- Confidentiality cuts both ways. Don't paste a counterparty's confidential material you shouldn't have, and never paste our DD into a personal AI account.
- At takeover, resident-facing decisions hit Fair Housing rails. Rent increases, screening, and notices on a newly acquired park run through the same rules as the rest of the portfolio. No screening or scoring of inherited residents (AUP §2.2) — and a takeover rent or lease-conversion strategy can't segment inherited residents by protected class or proxy (income source, family composition, age, neighborhood).
Your first 30 days
A realistic ramp. You don't have to do it all in week one.
Week 1
Read the AUP and do Personal AI Setup. 30 minutes total. Then use Claude on five real deal tasks — summarize an OM, draft an outreach email, sanity-check a cap rate.
Week 2
Set up your Claude Teams workspace. Load the buy box, our underwriting conventions, and Company State so Claude underwrites to our standard instead of generic CRE math.
Week 3
Shadow the workflows. Watch the IC Deal Tracker extraction and Sam's reporting run on a live deal. Ask "why" on every assumption.
Week 4
Underwrite one solo. Take a real OM to a first-draft screen with the MHP Acquisitions Expert — then verify every number yourself before it goes anywhere near IC.
Note for review: The prompt examples and 30-day ramp on this page are a first draft authored from how we already source and underwrite. Sam / Vincent / the acquisitions team should gut-check the specifics during the Cohort 2 walkthrough before this is treated as final.