[Team Name]. Brokerage services through [Brokerage Name]

Brokerage services are provided through [Brokerage Name], licensed real estate broker. [Team Name] is a team with [Brokerage Name], licensed real estate broker.

Brokerage

Distressed South Florida real estate, found early

Deal sourcing and transactions run as a team under [Brokerage Name], with a developer's underwriting behind every price. We read the public record every week across Miami-Dade, Broward and Palm Beach, and catch distress before it hits a flyer.

Signal ladderServicesAuction trackWho we work forCompensation
Weekly screener: stage counts, filters, scored leads and lead detail

The weekly screener, current run. Sample data, fictional leads.

Who it is for

Deal sourcing and transactions run as a team under [Brokerage Name], with a developer's underwriting behind every price.

  • Buyers who want distressed and off-market deal flow in Miami-Dade, Broward and Palm Beach
  • Owners and borrowers weighing a sale, recap or note sale
  • Banks, special servicers and lenders with REO or notes to move
  • Buyers bidding at foreclosure and tax deed auctions

Fees. Compensation only through [Brokerage Name], under a written brokerage agreement.

Sourcing and distressed screening

Five stages of distress. Three counties. One weekly screen.

The screener places each parcel on the ladder, matches the play that fits and scores it 0 to 100. Every rung down the ladder takes options off the table, so the earlier we see it, the more room there is to work.

  1. 1

    Watch

    Tax delinquency, code liens, CMBS watchlist, a maturity inside 18 months, a stalled permit.

  2. 2

    Filed

    Lis pendens or foreclosure complaint, receivership, bankruptcy filing.

  3. 3

    Judgment

    Final judgment usually sets the sale 20 to 35 days out, unless it is reset.

  4. 4

    Sale set

    Auction date on the county sale calendar.

    Most buyers find it here
  5. 5

    REO

    Lender owned, or the note is for sale.

Earliest: the owner still has optionsLatest: the lender owns it
Screener leads view with scored leads and lead detail
Screener on a phone: scored leads by stage
65+Look
45 to 64Maybe
Under 45Pass

A lead drops to Maybe if the debt is over the buy box limit, no play fits, or it is still at Watch. Scores are a first screen, not underwriting. Sample data, fictional leads.

  • Official RecordsLis pendens, final judgments, liens, certificates of title.
  • Court docketsCase status, judgment amounts, sale dates. Checked by hand on every Look.
  • Auction calendarsForeclosure and tax deed sales, five weeks out.
  • Parcel rollsOwner, use, lot size, building area, just value.
  • CMBS loan dataSEC EDGAR loan-level filings: special servicing, watchlist, maturities.
  • Notices and filingsReceiverships, bankruptcies, tax certificates, code cases, stalled permits.
  • Listings and note salesBroker alerts, online auctions, loan sale platforms. Alerts only, no scraping.

Miami-Dade

Clerk Official Records and civil case files, Property Appraiser roll, foreclosure and tax deed calendars.

Broward

Daily Official Records index, Clerk case data, the state parcel roll, foreclosure and tax deed calendars.

Palm Beach

Daily Official Records index, Property Appraiser roll, court dockets, foreclosure and tax deed calendars.

Services

Sourcing, representation, auctions and packages

Every brokerage service runs through [Brokerage Name] under a written brokerage agreement, with a developer's underwriting behind every price.

Phase 1

Sourcing and distressed screening

Distressed screening, three counties

BR-101

Weekly screen of Miami-Dade, Broward and Palm Beach feeds; each lead placed on the signal ladder (Watch, Filed, Judgment, Sale set, REO), scored 0 to 100 and bucketed Look, Maybe or Pass with the best-fit play.

You get: Weekly run prompt, Screener output, Look list, Screen record

TurnaroundWeekly run; 1 to 2 hours of manual checks
EngagementSingle phaseStart to finish
Fee basisOnly through [Brokerage Name]

Bank distress screen

BR-102

Quarterly call report screen ranking banks by OREO and noncurrent CRE, multifamily and construction loans, for lender-direct REO and note outreach.

You get: Bank target list

TurnaroundQuarterly, after each FDIC release
EngagementSingle phaseStart to finish
Fee basisOnly through [Brokerage Name]

Off-market sourcing for a buyer

BR-103

A buyer's criteria taken once, then matching leads and listings surfaced with a first-pass screen on anything that fits.

You get: Buyer intake form, Buyers and investors one-pager, Outreach templates

TurnaroundOngoing; first matches inside 2 weeks
EngagementSingle phaseStart to finish
Fee basisOnly through [Brokerage Name]
Phase 2

Buyer and seller representation

Broker opinion of value

BR-201

Value range from comps and the underwriting, with the method and the comps shown.

You get: BOV template

Turnaround3 to 5 business days
EngagementSingle taskPoint in time
Fee basisOnly through [Brokerage Name]

Buyer representation

BR-202

Search, underwriting, LOI and negotiation through closing for a buyer client.

You get: Buyer intake form, LOI template, Decision memo

TurnaroundDeal by deal; 30 to 90 days from LOI to closing
EngagementSingle phaseStart to finish
Fee basisOnly through [Brokerage Name]

Seller representation

BR-203

Pricing, positioning, marketing and negotiation through closing for an owner, borrower, bank or servicer.

You get: Owners and lenders one-pager, BOV template

Turnaround60 to 120 days from launch to closing, by asset
EngagementSingle phaseStart to finish
Fee basisOnly through [Brokerage Name]

Buyer and seller matching

BR-204

Introducing qualified buyers to owners, lenders and servicers with a deal to do, with the underwriting that gets both sides to a price.

You get: Pipeline tracker

TurnaroundOngoing
EngagementSingle taskSingle phaseStart to finish
Fee basisOnly through [Brokerage Name]
Phase 3

Auction and note deals

Auction representation

BR-301

Bid-day representation for buyer clients at foreclosure and tax deed sales, with the ceiling set before the sale and the certificate of title tracked after.

You get: Bid sheet, Sale log

TurnaroundThe court's sale window; often reset or cancelled
EngagementSingle phasePoint in time
Fee basisOnly through [Brokerage Name]

Note and REO transactions

BR-302

Note sales and REO purchases with banks, special servicers and loan sale advisors, from the NDA and data room through the bid.

You get: Data room index, Note vs deed tab

Turnaround30 days or less for REO closings; note sales on the seller's process
EngagementSingle taskSingle phaseStart to finish
Fee basisOnly through [Brokerage Name]
Phase 4

Offering packages

Offering memo and teaser

BR-401

Offering memo, teaser and model package for a listing, with schemes and site plans for land or the business plan for an existing asset.

You get: Offering memo template, Worked example, ground-up, Worked example teaser

Turnaround1 to 2 weeks
EngagementSingle taskSingle phaseStart to finish
Fee basisOnly through [Brokerage Name]

Marketing and outreach

BR-402

Buyer list, outreach drafts and a tracked campaign, every piece approved by the broker before it goes out.

You get: Outreach templates, Pipeline tracker

TurnaroundLaunch inside 1 week of package approval
EngagementSingle phaseStart to finish
Fee basisOnly through [Brokerage Name]

Auction and note deals

Bid day, with the ceiling already set

The auction track

An auction runs on the court's clock

The negotiated times do not fit a foreclosure sale. Once the judgment is in, Gates 1 to 4 squeeze into the days before the sale, and diligence shrinks to what can be done from outside the fence. Survey, Phase I and PCA usually cannot happen before the sale, so that risk goes into the ceiling as a cushion.

Sales get reset or cancelled all the time. We check the docket the day before and the morning of. The bid ceiling is set before sale day.

The credit bid

The plaintiff can bid up to its judgment without bringing cash. If the lender's credit bid will run past our ceiling, we stop and look at a note purchase or an assignment of bid before the sale instead.

  1. Day 0

    Final judgment

    Sale set 20 to 35 days out under Fla. Stat. 45.031, unless the plaintiff agrees to a later date or the sale is reset.

  2. Days 1 to 2

    Gate 1, desktop review

    Title and liens from the public record, owner, zoning, quick comps.

  3. Days 2 to 7

    Gate 2, underwrite

    Model by program and the max bid. Surviving taxes and liens come off the top.

  4. Days 10 to 15

    Gate 3, bid ceiling and funding

    Ceiling signed off. The deposit is ready on the county's deadline, and funds are in cash.

  5. Before the sale

    Gate 4, pre-sale checks only

    Title, liens, taxes, code cases and flood. Sales are as is, usually with no interior access.

  6. Sale day

    Bid at or under the ceiling

    Docket re-checked that morning for a cancellation, reset or bankruptcy filing.

  7. About 10 days later

    Certificate of title, then Gate 5

    Issued if no objection is filed. Record it, pay doc stamps (confirm with the Clerk), order the owner's title policy.

Auction rules as of October 2026; confirm with each county before bidding. Public record review only, not a title search. Lien survival, judgment periods and insurability are planning research; confirm with title counsel.

Who we work for

Owners and lenders. Buyers and investors.

Both sides of a distressed deal get the numbers first. What changes is who we work for on a given deal, and we say so in writing.

For owners and lenders

Call before the sale date, not after

  • WatchRefinance or sellWhat the asset could bring today against what a refinance would cost.
  • FiledSale, recap or noteBefore judgment there is still room for a sale, a recapitalization or a note buyer.
  • ServicersBuyers who have done the workDiscounted payoff, note sale or assignment of bid, priced off a model you can read cell by cell.
  • REOLender ownedSpecial assets teams get a package a buyer can underwrite in a day.

For buyers and investors

Underwritten before you hear about it

  • DevelopersSites with a scheme attachedRental, condo and townhome tested on the same dirt, Live Local where it applies.
  • Value-addAssets with a business planMultifamily, condo inventory or bulk units, SFH portfolios. Rent roll to refinance.
  • BiddersA ceiling, not a guessPre-sale title and lien work, surviving liens priced, deposit and timing laid out.
  • CapitalA package for committeeOffering memo, live model and a decision memo that lists the risks first.
Own accountTeam members may buy for their own account; when we do, we say so in writing first.
Condo workCondo work: we never represent an association and a buyer in the same deal. Condo law points are confirmed with condo counsel.
HomesWe do not solicit or buy owner-occupied homes in foreclosure. Our focus is land, development sites, multifamily, condo inventory and commercial property.
Values and outreachValues are opinions for planning, not an appraisal. Outreach is drafted, never sent by the system. A person sends after review.

Engagement models

Brokerage, engaged four ways

A single task, a single phase, a point in time, or start to finish. Fee structure only; rates go in the proposal.

Single taskOne defined deliverable with a fixed scope, for example one underwriting model or one drawing set review.
Single phaseEvery service in one phase of the vertical, run as one engagement, for example due diligence or entitlement and design.
Point in timeAn independent check at a decision point: before IC, before a draw is funded, before a bid is awarded, before a permit submission or before a bid day. Short, fixed scope.
Start to finishThe whole vertical, from the first phase through the last, under one engagement letter and one lead.

Examples

Single task

Broker opinion of value for a bank's REO

Turnaround: 3 to 5 business days

Fee: Only through [Brokerage Name]

Single phase

Distressed sourcing for a buyer's buy box across three counties

Turnaround: Weekly, for the term of the buyer agreement

Fee: Only through [Brokerage Name]

Point in time

Bid-day representation at a foreclosure auction

Turnaround: The court's sale window

Fee: Only through [Brokerage Name]

Start to finish

Seller representation from the offering package through closing

Turnaround: 60 to 120 days

Fee: Only through [Brokerage Name]

Fees and terms

Structure, not rates

Rates go in the proposal and the engagement letter, scoped to the work. The structure is the same for every client.

Compensation

Compensation only through [Brokerage Name], under a written brokerage agreement. No fee paid to the team directly.

Which hat we wear

Brokerage runs under its own written agreement with [Brokerage Name]. Advisory and acquisitions support are separate engagements with flat or recurring monthly fees, so it is always clear who we work for on a deal.

Terms that apply

  • Brokerage services are provided through [Brokerage Name], licensed real estate broker. Compensation is paid only through [Brokerage Name].
  • Team name is [Team Name], never the parent brand. Under rule 61J2-10.026 it cannot include Agency, Associates, Brokerage, Brokers, Company, Corporation, Corp., Inc., LLC, LP, LLP, Partnership, Properties, Property, Real Estate or Realty, and [Brokerage Name] appears at least as large as any team mark and in the contact block. Never say team members are licensed.
  • Out of scope: foreclosure rescue or bailout lending to 1 to 4 family homeowners, lease-backs and equity purchases with repurchase options (Fla. Stat. 501.1377; chapter 494). Confirm with counsel.
  • Outreach is drafted, never sent by the system. A person sends after review.
  • Team members may buy for their own account; when we do, we say so in writing first.
  • Values are opinions for planning, not an appraisal.
  • Condo work: we never represent an association and a buyer in the same deal. Condo law points are confirmed with condo counsel.
  • Escrow is held by a title company or attorney, never by the team or the brokerage.
  • Nothing is marketed without the owner's consent and approval by [Brokerage Name] or its designated licensee.
  • We never lend, arrange loan terms or take a lender fee. For a commercial owner in default, the only path is introducing a licensed or institutional lender inside a brokerage engagement.
  • Auctions run on the court's or Clerk's calendar, not the normal timeline. The lender can credit bid its judgment, and sales are often reset or cancelled. The bid ceiling is set before sale day.
  • Public record review only, not a title search. Lien survival, judgment periods and insurability are planning research; confirm with title counsel.
  • Whether the team can broker a note sale, or only buy for its own account, is a question for counsel.
  • Any price or return shown carries "Estimates, not an offer." Sample material carries "Sample deal, fictional site. Estimates, not an offer."

Contact

Send a site, a model or a question.

Tell me what you have and where it stands. I will tell you which vertical and engagement fit, and what it takes to get you an answer.

Garrett Kramer garrett.kramer@outlook.com 305-781-7055
[Team Name]. Brokerage services through [Brokerage Name]

Brokerage services are provided through [Brokerage Name], licensed real estate broker. Compensation is paid only through [Brokerage Name].

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