Own the property.
Not the process.
Private real estate acquisition and stewardship for investors who want property in the portfolio and none of it on the calendar.
Sample figures for layout review. Not verified. Final numbers to be supplied by The 1% Effect.
How an engagement runs.
One point of contact from mandate to keys, and for every year you hold the asset after that.
Mandate
A single conversation to set markets, asset type, hold horizon, and target yield. Your attorney, CPA, or family office can sit in.
Sourcing and underwriting
We bring you off-market and pre-market property that fits the mandate, underwritten before it reaches you. You see a short list, not a feed.
Structure and close
Financing with our lender relationships, ownership entity, insurance, title, inspection, and closing. You review and sign. That is the extent of your time.
Stewardship
Tenancy, maintenance, and tax strategy, including cost segregation in year one and 1031 exchanges when it is time to roll forward.
“Every property I recommend is one I would put my own name on. Most of them, I already have.”
Tustin Ulrich built The 1% Effect after years of acquiring and holding property the hard way: without a team on call, and with every expensive lesson paid for personally. The firm exists so that clients never pay for those lessons twice. It is not advice and it is not a fund. It is the acquisition done, and the asset looked after, by someone who owns the same kind of property himself.
Everything between the decision and the deed.
The parts that consume an owner's time, handled on your behalf.
Sourcing
Off-market and pre-market opportunities that fit the mandate, not whatever is listed this week.
Negotiation
Price and terms worked on your behalf, with the underwriting to know where to stop.
Financing
Lender relationships and loan structure arranged before contract, not scrambled after.
Insurance
Coverage bound before you hold the keys.
Closing
Title, inspection, contracts, and closing coordinated start to finish.
Tax strategy and exit
Cost segregation applied the year you buy. When it is time to sell, a 1031 exchange rolls the gain into the next acquisition instead of to the IRS.
We take on a limited number of clients at a time. The fit matters more than the size of the first acquisition.
A clear mandateYou know what you want the real estate to do in the portfolio. We will sharpen it, not invent it.
A buy-and-hold horizonFive years or longer. This is not a flipping operation and it is not a fund.- A preference for one point of contactYou would rather sign once than manage a lender, an agent, an insurer, and a property manager yourself.
Questions we are asked before the first call.
Do you pool capital, or do I own the property?
You own it outright, in your own name or entity. We are not a fund and we do not hold your capital. We run the acquisition and look after the asset.
How much of my time does this take?
The mandate conversation, a review of the short list, and signatures at closing. Reporting after that arrives on a schedule you set.
Can my attorney, CPA, or family office be involved?
Yes, and we prefer it. We work alongside your existing advisors and share the underwriting with them directly.
How are you compensated?
Terms are set per engagement and explained in full on the consultation. There is no cost to the initial conversation.
A conversation, not a pitch.
Thirty minutes with Tustin to establish whether the mandate is a fit. If it is not, we will say so.
Inquiries are answered personally within one business day. Conversations are held in confidence.