Value on paper, cash loss in practice
The property looks valuable on paper but consumes cash every month.
Commercial real estate diagnostic
Before You Put More Money Into a Troubled Property, Figure Out What Is Actually Wrong.
This is for owners, investors, operators, and decision-makers facing a commercial property or portfolio problem involving cash flow, debt, occupancy, tenants, operating costs, refinancing, management, capital requirements, turnaround decisions, or whether an asset should still be saved.
In a focused 60 to 90 minute session, I will help you separate the competing explanations, identify what does not fit, and determine what deserves attention next.
$495. One problem. One focused session. One concise written assessment.
Not sure whether your problem fits? Tell me about it first. I’ll tell you whether I think this diagnostic is an appropriate next step before you spend anything.
Commercial real estate situations this is designed to clarify
This is for you if a property keeps demanding decisions without giving you clarity.
The real failure is unclear
You cannot tell whether the problem is financing, operations, occupancy, or the asset itself.
Conflicting adviser recommendations
Several advisers are recommending different solutions.
A consequential asset decision
You are deciding whether to refinance, recapitalize, sell, repair, reposition, or let an asset go.
Capital without a believable turnaround
More money keeps going into the property without a believable path to improvement.
These are examples of the kinds of commercial real estate problems the Diagnostic is designed to clarify, not a promise that every property problem can be solved in one session.
Outside judgment and synthesis
What I will do with you
You bring me the property facts, operating history, competing recommendations, constraints, and the decision you are facing. I will ask questions, test assumptions, look for contradictions and hidden dependencies, and try to identify whether the problem is being created or sustained by financing, operations, occupancy, management, capital structure, the asset itself, or an interaction among them.
After the session, I will send you a concise written assessment covering:
- 1What I think is most likely going wrong
- 2The primary bottleneck or failure point
- 3What does not fit or still needs to be verified
- 4The risks that deserve attention first
- 5The next actions I would prioritize
- 6Whether the problem appears to need specialist or larger implementation work
A guided pre-session intake
You do not need to build a perfect case file.
Before the 60 to 90 minute session, you will complete a structured intake and may provide up to five key supporting items. The purpose is to help me understand the background before we meet so the live session can focus on the actual problem rather than basic fact gathering.
Don’t worry about knowing exactly what to send. Start with the facts you have. I’ll guide you.
You do not need to diagnose your own problem before meeting me. The intake is designed to help me understand the situation even if you are not sure what matters yet.
Current rent roll
Your current rent roll or the most useful equivalent occupancy record.
Recent property financials
A recent P&L or property cash-flow statement.
Debt terms
Current debt terms or a concise lender summary.
Occupancy and capital needs
A summary of occupancy, tenant issues, and major capital needs.
Existing decision documents
An appraisal, broker opinion, refinance proposal, management analysis, or similar decision document.
If you do not have all five, that is fine. Send what you have. Do not delay trying to create perfect information.
Do not send confidential legal files, tenant personal information, passwords, card data, or other highly sensitive material through the initial intake.
If material beyond this bounded review is needed, I may ask for one or two additional items later or recommend a larger engagement.
A concrete written deliverable
What your written assessment looks like
What I think is actually happening
The explanation that best fits the information available.
Why I think that
The facts, contradictions, dependencies, or assumptions driving that conclusion.
What still doesn't fit
Important unanswered questions and things that still need verification.
What I would do next
The actions I would prioritize, and what I would deliberately not spend time or money on yet.
Why Sonny
Why bring the problem to me?
My working life has repeatedly put me in situations where the important question was not “Who is the specialist?” but “What is actually happening?”
Emergency medicine trained me to make decisions with incomplete information, competing explanations, time pressure, and real consequences. I now apply the same discipline to difficult problems across business, commercial real estate, organizations, AI, workflows, and systems.
Review the method first
Want to see how I think before hiring me?
Review my public Difficult Problems work to see how I examine competing explanations, test assumptions, identify what does not fit, and decide what deserves attention next before you purchase anything.
Rapid Systems Integrity Diagnostic
$495
One-time fixed fee
- 1Structured pre-session intake and review of your key facts and supporting material.
- 260 to 90 minute diagnostic session
- 3Concise written assessment
- 4Primary bottleneck / failure point
- 5Important unresolved questions
- 6Prioritized next actions
Not sure whether your problem fits? Tell me about it first. I’ll tell you whether I think this diagnostic is an appropriate next step before you spend anything.
Larger implementation or advisory work is separate. You are not committing to anything beyond this diagnostic.
A finished first engagement
What happens after you buy
- 1You complete the secure $495 checkout.
- 2You receive the structured intake and scheduling instructions.
- 3You give me a concise description of the problem and the information needed for the session.
- 4We spend 60 to 90 minutes working through it together.
- 5I send you the written assessment and prioritized next steps.
Payment is processed securely by Stripe.
A useful boundary
When this is not the right first step
- 1You already know exactly what the property needs and simply need a broker, appraiser, attorney, accountant, contractor, lender, or other specialist to execute it.
- 2You need a formal appraisal, valuation opinion, brokerage service, legal advice, tax advice, or accounting advice.
- 3You need emergency action or a large implementation team rather than an initial diagnostic.
- 4You want a guaranteed investment, transaction, financing, or property outcome.
If you are unsure, discuss the problem first.
This is a fixed-scope diagnostic and strategic advisory engagement. It is not brokerage, an appraisal, legal advice, tax advice, accounting advice, or a guarantee of an investment or property outcome. It does not replace advice from properly licensed professionals.
Do not submit confidential legal files, tenant personal information, passwords, card data, or highly sensitive material through the initial purchase or intake flow.
If one wrong property decision could cost far more than $495, this is a sensible place to start.
Bring me one troubled property or difficult asset decision. I will help you determine what deserves attention next.
Not sure whether your problem fits? Tell me about it first. I’ll tell you whether I think this diagnostic is an appropriate next step before you spend anything.