The things owners ask us, answered straight.

No. Most owners who contact us are not ready to sell and a fair number never will be. You are asking a buyer what your facility is worth. There is nothing to sign, no agreement of any kind, and nobody will pester you afterward. If you ask us to stop contacting you, we stop that day.

Nothing. There is no catch and no upsell at the end of it. It costs us a couple of hours and we do it because the owners we want to know are the ones who would rather understand their number than guess at it.

Completely normal and not a problem. Handwritten ledgers, a shoebox, a spreadsheet somebody set up for you in 2011. We have worked from all of it. We will tell you the three or four numbers we actually need and we can usually find them together on the phone in ten minutes.

Then we should talk. A facility at 60 percent with rents from five years ago is not a flaw in our eyes, it is why we are interested. We are not shopping for something perfect, and we are not going to use its condition as a lever at the end. We price the roof at the start.

Not from us. No sign, no listing, no photographer, no open house, nothing on the internet. Most of our conversations with owners never go beyond the two of us, and the ones that do only become public at closing.

If you have a signed exclusive listing, tell us and we will do this properly through your broker, because you should not owe a commission twice. If your listing has expired, or you only ever had a conversation, you are free to talk to us directly and there is no commission in it at all.

They may be right. Ask them for the arithmetic, and specifically ask what interest rate environment the number assumes and what year the comparable sales are from. A value calculated when money cost three percent does not survive money costing seven. We will show you our math either way, and if yours holds up better than ours, take the better deal. We are not offended.

What comes in, less what it truly costs to run, gives net operating income. We value that income at a rate of return that reflects your market, your buildings, and the risk. Then we adjust for deferred maintenance, for land that could hold more buildings, and for rents that are below what the facilities around you charge. You will see every one of those lines written down.

Sixty days is comfortable and thirty is possible if title is clean and you can get us what we need quickly. It is also entirely fine to go slow. If you want to close after next summer so you can run one more season, we will write that date into the agreement.

Usually yes, and we will ask you about them early. Someone who has run the place for years knows things about it that are not written down anywhere, and losing that on day one costs us money. If you would like their job protected, say so and we can put it in writing.

They keep their units. In most cases the first thing they notice is that they can finally pay online. We are buying a working business, not clearing a site.

Yes, though it is a different conversation and usually a slower one. Send us the acreage, the nearest cross streets, and what it is zoned for.

Yes, and there is no hurry from our side. Estates take the time they take, and the right order is usually attorney first, then title, then a value. We are happy to give you the valuation now so the family has a real number to work with, whether or not anything is sold this year or at all.

Fair question, and you should ask it of everybody. We will tell you before you sign anything exactly who is buying, which partners are involved, and whether there is any chance the buyer at the closing table is a different entity than the one on the letter of intent. What we will not do is have that conversation for the first time three days before closing.

Public records, county assessor listings, business directories, or a call one of us made to you previously. Nothing private and nothing bought from a data broker who tracks you. If you would rather not hear from us again, tell us and you are off the list permanently.