Find the Blocker Before Your Money Goes Hard.
AiMS reviews one high-risk CRE document against your business plan and returns a focused executive risk scan identifying the issues most likely to affect price, timing, consent strategy, closing certainty, or redevelopment optionality.
What to Submit After Conflicts are Cleared:
One lease, REA, OEA, CC&R, title exception package, anchor document, PSA, JV term sheet, or lender term sheet
A two-to-three sentence business plan
Deal stage and key deadline
Known adverse parties/counterparties for conflict review
What You Receive:
Executive risk snapshot
Business-plan blockers
Consent/ waiver map
LOI or PSA leverage points
Commercial workaround strategy
Recommended next steps
What A Strike Report Looks Like (Sample Output)
The 48-Hour Risk Strike Report in Action
Case Study: Unlocking Value in a Restricted Retail Asset
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![Architectural blueprint on a marble table with a city skyline view in the background.]()
The Context
Sponsor Goal: Acquiring a legacy retail center with the intent to densify a vacant pad with 250+ market-rate apartments.
The Stage: PSA negotiation / Early Diligence.
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![Modern office conference room with a white marble table, a black office chair, several stacks of documents, and a large window with a city skyline and water view.]()
The Hidden Blocker:
The Document:A 1996 recorded Operation and Easement Agreement (OEA).
The Friction:Section 4.2 of the OEA explicitly prohibits residential use, and Section 6.1 imposes a 45-foot building height cap.
The Deal Impact: Absolute commercial blocker; the proposed densification is unviable without unanimous formal amendments from multiple national anchors.
Traditional diligence identifies the restriction. AiMS identifies the strategy to solve it before your money goes hard.
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![An aerial view of a construction site in a city with cranes and partially built high-rise buildings, surrounded by roads with cars and nearby residential houses and trees.]()
The AiMS Executive Recommendation
Legal Strategy: Do not allow earnest money to go hard. Condition the PSA hard-money date on the Seller delivering formal, recordable OEA amendments from the impacted anchors.
LOI Leverage: Use the discovery to freeze the diligence clock and force the Seller to lead the waiver process, preserving the Sponsor’s capital and time.
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![Two people in business suits shaking hands over a table with documents and a pen, with a city skyline and river visible through large windows in the background.]()
The Strategic Workaround (The Decision-Ready Solution)
Instead of a simple "no," AiMS proposes a Site-Plan Value Exchange to secure the anchor waivers:
BOPIS Optimization: Propose restriping the parking lot to provide 6 dedicated, high-visibility pickup/drop-off stalls adjacent to the front door of each anchor—a high-value modern operational requirement.
Congestion Mitigation: Expand or implement a reasonable "Protected Parking Area" adjacent to each anchor and install upgraded directional signage to alleviate their concerns regarding residential traffic flow and parking "poaching".
Risk Insulation: Insert a specific "Nuisance Waiver" into all residential leases to contractually protect the anchor from noise, light, and operational lawsuits from future residents.
Michael has successfully navigated similar blockers and high-stakes negotiations with institutional anchors including:
Target | Walmart | Costco | Publix | TJX Companies | Ross | Burlington
Note: Sample only. Not legal advice. Actual analysis depends on the specific documents, parties, title, and applicable law.