Read one site through three pairs of your own eyes

1 · Learn the move · Multi-persona

A vertically integrated firm has no lender, broker or outside builder to catch what acquisitions missed. It has itself: acquisitions, which carries the contract, the diligence clock and the project's own partnership and loan; construction and estimating, which has to price the pads, the parking fields and the utility runs; and leasing and property management, which has to fill the suites and run the property for decades. Each reads the same site differently, and the expensive misses sit between them. Leasing wants a wide office-share range, which means more parking; more parking on a sloping site means more grading for construction to price; and a number construction cannot price is a loan acquisitions cannot size before the deposit goes hard. Multi-persona puts all three seats on one fact sheet before the site goes to the partners. Each seat raises risks its job sees, each traced to a quoted fact or a named gap, and missing facts become questions, not guesses. Simple arithmetic on pasted figures is fine and shown. No seat invents a cost, a rent, a rate or a timeline. The synthesis leads with where the seats' risks land on the same date or the same gap, and the go or no-go stays with the partners.

Read this fact sheet from three seats in my own firm: acquisitions (contract, diligence clock, project partnership and loan), construction and estimating (what we cannot price yet), and leasing and property management (who can lease here and what we manage for the hold). Each seat names two or more risks traced to a quoted fact or a stated gap. Missing facts become questions. No cost, rent, rate or date not in the sheet. Synthesis first: where the seats' risks land on the same date or gap. No recommendation. [fact sheet]