Commercial Real Estate Advisory

Real Estate Advisory.

Done Right.

Honest underwriting, clear thinking, and straight answers for investors and operators evaluating their next deal. No jargon. No fluff.

MBA — UF Warrington MS Real Estate Finance — UNC Charlotte M.Arch — Texas A&M FL Licensed RE Associate Navy Veteran
Timothy Cobb — Acquisition CRE
$150M+
Deal Volume Worked On
75+
Off-Market Deals Sourced
5
Asset Classes Covered
10+
States Closed In
About Timothy Cobb

A Little About Me

I've spent the last eight years working on commercial real estate deals across Florida and the Southeast — multifamily, mixed-use, retail, office, and land. Some of those have been my own. Most have been on behalf of investors, operators, and family offices who needed a second set of eyes on the numbers.

My background is a little unusual. I came up through Navy service, then took a long road through finance, brokerage, and development before landing here. Along the way I picked up degrees in finance, real estate, and land use planning — which mostly just means I look at deals from a few angles at once.

What I care about is being useful. If a deal works, I'll show you why. If it doesn't, I'll tell you that too — before you've spent money you can't get back.

Acquisitions Underwriting Capital Strategy Land Use Development Due Diligence Joint Ventures
What We Do

Where We Focus

Four areas where I can actually add value — not a long list of everything under the sun.

Multifamily Acquisitions
Sourcing and underwriting value-add deals in the 5–50 unit range. Most of these get structured as joint ventures so closings stay clean and aligned.
Land Entitlement
Working with engineering partners to take raw land through the planning and approval process — turning parcels into buildable subdivisions.
Sales & Disposition
When homes are finished, licensed brokerage partners take them to market. We originate and structure; they sell.
Syndication & Joint Ventures
Structuring GP/LP agreements that line up investor capital with project milestones — and keep everyone on the same page from day one.
Our Process

How a Project Moves

Five steps. Same sequence every time so nothing gets skipped.

01
Acquisition
Identifying core value-add opportunities.
02
Entitlement
Zoning and land-use approvals.
03
Engineering
Professional subdivision layout.
04
Construction
New homes built via quality builder partnerships.
05
Disposition
Licensed brokerage partners bring homes to market.
Background

Where I've Worked

A quick look at the path that got me here.

2018 — Present
Founder & Advisor
Working with investors and operators on multifamily and mixed-use deals across Florida and the Southeast. Most of the work is underwriting, capital structuring, and putting together the kind of investment memos that help groups make a confident yes-or-no call.
2023 — 2024
Real Estate Finance Consultant
Helped fix-and-flip operators and long-term holders in 10+ states think through financing options. Mostly making sure the debt structure actually fit the project, not the other way around.
2021 — 2022
PE Acquisitions Associate
Built a pipeline of 75+ off-market deals and underwrote each one. Cleaned up the team's modeling templates along the way, which sped up turnaround on new opportunities.
2021 — 2022
Net Lease Investment Associate
Worked on $50M+ in single-tenant deals — 1031 exchanges, sale-leasebacks, retail dispositions. A lot of cap-rate research and helping investors find the right yield for their portfolio.
2017 — 2018
Development Associate
Land planning, feasibility, and entitlement work on commercial mixed-use projects. Spent a lot of time with planners and architects getting projects through zoning.
2008 — 2014
U.S. Navy — Communications Specialist
Six years running radar, comms, and navigation systems for Naval operations out of Virginia Beach. Earned the Naval Achievement Medal. Where I learned to take detail seriously.
If We Work Together

Three Ways to Engage

Transparent pricing. You'll know exactly what you're getting before we start.

I.
Deal Snapshot
A quick first look to help you decide if a deal is worth chasing further.
$750 – $1,200
What's Included
Pro forma — NOI, cap rate, cash-on-cash
Quick IRR & equity multiple
1-page summary of what works and what doesn't
30-minute call to walk through it
48–72 hour turnaround
II.
Full Underwrite Package
The deeper dive. Lender- and investor-ready. Most clients land here.
$2,500 – $4,500
What's Included
Full dynamic pro forma (5–10 year hold)
Sensitivity analysis — rate, vacancy, exit cap
Capital stack & waterfall modeling
Comp sales & market rent analysis
3–5 page investment memo
60-min strategy call + 1 revision round
III.
Ongoing Advisory
For developers, operators, and family offices who want a steady hand on call each month.
$3,000 – $5,000/mo
What's Included
Up to 3 full underwrites per month
Deal screening as needed (4 hrs/mo)
Market & submarket research on request
Land use & entitlement input
24-hour response time
Books

A Couple Things I've Written

If you want a sense of how I think before we ever talk.

Memoir · Identity · Resilience
Rebuilt: From The Military To Entrepreneurship
An honest account of breaking down and starting over. For anyone who's had to find a way forward when the old plan stopped working.
Get the Book →
Sales · Mindset · Performance
Selling Without Selling: How To Sell Anything To Anyone
Twenty years of sales lessons turned into a simple system called F.O.R.W.A.R.D. For people who'd rather sell honestly than sell hard.
Get the Book →
Get In Touch

Let's Talk

First conversation is always free. No pressure.