You own it. We handle everything.
Buy the whole shopping center — not two percent of somebody else’s. Your name on the deed, our team on the roof.
Own the whole thing — not 2% of it.
- You own a slice, alongside strangers
- The sponsor decides when to sell
- Fees come out before your distribution
- Depreciation and 1031 options are the sponsor’s call
- You get a quarterly PDF
- The deed is in your name
- You decide when to sell, refinance, or hold
- You keep the depreciation and the 1031 options
- You can replace us and keep the asset
- You get a phone number, not a portal
The parts nobody warns you about.
Filling vacancies and renewing tenants — the line item that moves your NOI most.
Invoicing, follow-up, and the awkward conversations you would rather not have.
Roof, parking lot, HVAC, lighting — scheduled and reactive, with our own trades.
Reconciled annually and explained in plain English, not a spreadsheet dump.
We are the number they call at 11pm, not you.
What came in, what went out, what needs a decision from you.
We own the trades too.
Most owners pay retail for roofing, HVAC, windows and garage doors — the four line items that quietly decide whether a center performs. Earnest is affiliated with the companies that do that work.
That means work gets scheduled faster and priced at our cost basis rather than a contractor’s margin. We will show you the specific line items on a specific center — the honest version, on your actual operating statement, before you buy.
Savings depend on the center, its age and its condition. We will not quote you a percentage before we have seen the roof.
The questions buyers actually ask.
Yes — title is in your name or your entity's name. This is not a fund, a syndication, or a fractional interest. You can sell it, refinance it, or fire us.
A management fee on collected rent, agreed before you buy. We will put the number in writing alongside the deal so it is in your underwriting from day one.
Mostly Florida neighbourhood and strip centers. Tell us your budget band and we will be straight about whether we have anything that fits.
The service companies. If you are paying retail for roofing, HVAC and lot work, that is the first place we would look at your operating statement.
Frequently, and the deadlines drive the calendar. Tell us your dates early — that timing determines which deals are realistic.
Then you probably do not need us for management, and we will say so. We would still be glad to help you buy.
Sam will call you.
Two minutes now saves a month of sifting listings. Tell us the budget and the timeline and we will bring you what actually fits — including centers that never hit the open market.