CRE Due Diligence & Transaction Support
Buy-side due diligence and transaction execution for commercial real estate acquisitions. We are the pros the acquisition team calls when a deal has to close on time — with the right numbers, the right report, and no closing-table surprises.
On the Clock
Every diligence period is a countdown. We are staffed to move on 48-hour notice and run the full workstream inside the contingency window you negotiated.
Full Diligence Stack
Financial, physical, environmental, title, survey, zoning, and lease-abstraction workstreams handled in parallel — not sequentially. That is how you close on time.
Clean Handoff
Every engagement ends with a bound diligence report and a document set your CFO, counsel, or lender can archive as the record of the transaction.
Buy-Side Diligence, Run Like a Project
Commercial real estate due diligence is the acquisition team's last chance to catch what the marketing package did not show. A diligence period compresses financial review, physical inspection, environmental screening, title clearance, survey confirmation, and lease abstraction into a workstream that has to end with a decision: close, renegotiate, or walk. The length of that period is a function of asset class, deal size, and complexity — a straightforward single-tenant asset may run a few weeks, a portfolio may run months, and a ground-up development or complex assemblage can stretch well past a year. Bulldog Broker Group runs the workstream as the buyer's on-the-ground diligence and transaction desk regardless of the clock.
We take engagements from buyers under contract, family offices, private equity acquisition teams, attorneys managing court-ordered or estate sales, and owner-users acquiring space for their own operations. The scope varies — sometimes we run standalone diligence, sometimes we handle the full LOI-to-closing lifecycle alongside counsel — but the deliverable is the same: a diligence and transaction record that stands up to your investment committee, your lender, and your future buyer.
What CRE Due Diligence Covers
A diligence period is only as good as the workstreams that run inside it. Ours are structured, sequenced, and reported on weekly.
Financial Review
Rent-roll audit, trailing 12-month operating statement reconciliation, expense normalization, CAM reconciliation review, and pro-forma stress testing.
Physical & Environmental
Property Condition Assessment (PCA) coordination, Phase I environmental review, roof and HVAC inspection oversight, and life-safety verification.
Title, Survey & Zoning
Title commitment review, ALTA/NSPS survey oversight, easement and encumbrance analysis, zoning verification, and certificate-of-occupancy confirmation.
What Transaction Support Covers
Diligence surfaces the risks. Transaction support is what converts the diligence report into a closed deal.
LOI & PSA Coordination
Letter-of-intent drafting and negotiation, purchase-and-sale agreement redline review with counsel, contingency structuring, and earnest-money terms.
Contingency & Escrow Tracking
Milestone tracking through inspection, financing, and title contingency periods. Escrow-officer liaison. Nothing slips through unnoticed.
Closing Coordination
Alignment across title company, lender, opposing counsel, and 1031 QI. Estoppel and SNDA collection. Prorations audit. Post-closing document delivery.
Who Hires a Due Diligence Pro
Different clients bring us in for different reasons. What they share is a transaction on the clock and no room for surprises.
Buyers Under Contract
You have a signed LOI or PSA and need a due-diligence lead who protects the transaction from surprise costs, blown timelines, and closing-table renegotiations.
Family Offices & Private Investors
You need a layered quality gate on every acquisition. We plug in as the diligence + transaction desk that reports to your principal or CFO.
Attorneys, Trustees & Fund GPs
Third-party CRE diligence for compliance, court-ordered sales, fund-level acquisitions, or estate-planning transactions where independent oversight matters.
Owner-Users & Corporate Occupiers
You are buying (not just leasing) space for your own operations. Physical, zoning, and CO diligence carries more weight than financial modeling here.
How Angelo Works These Engagements
Every engagement is quarterbacked by Angelo Mitlo, TREC salesperson #842584 in Texas and a New Jersey Broker Associate #0894102, operating under Coldwell Banker Commercial Realty. That gives your acquisition a licensed broker of record in both states and access to the CBC vendor bench when specialized inspections are required.
Every deal is tracked inside CREOS — our internal transaction platform — so every document, vendor invoice, contingency date, and status update lives in one system your team can audit. When the closing binder ships, nothing has been left on a laptop somewhere. Whether we are running a $2M owner-user acquisition in Katy or a $40M multifamily portfolio in New Jersey, the diligence workstream reports the same way.
Engagement Models
Standalone diligence, full transaction cycle, or a standing deal desk for repeat buyers.
Standalone Due Diligence
Buy-side diligence quarterback engagement. We run the diligence period, coordinate all vendors, and deliver a written report by end of contingency.
- Vendor coordination (PCA, Phase I, survey, appraisal)
- Financial review + rent-roll audit
- Written diligence report
- Fixed-fee or per-asset pricing
Full-Cycle Transaction Support
LOI through closing. We drive the transaction alongside your counsel, keeping the deal on the timeline agreed at signing.
- LOI + PSA negotiation support
- Complete diligence workstream
- Weekly deal-desk status calls
- Closing coordination + document delivery
Retained Deal Desk
For repeat buyers, funds, and family offices closing multiple assets per year. Monthly retainer covers pipeline, diligence, and transaction execution.
- Multi-asset pipeline management
- Standardized diligence workflow
- Portfolio-level reporting
- Discounted per-transaction fee
Our 5-Step Diligence Process
A predictable workstream, staffed for whatever the diligence period surfaces.
Kickoff & Scope
Within 48 hours of engagement we meet with you and counsel, confirm the diligence period, and issue a written scope-of-work and vendor plan.
Vendor Deployment
PCA, Phase I, survey, appraisal, and specialist vendors go out to bid and scheduling immediately. We manage every one of them.
Financial & Legal Review
Rent roll, T-12, service contracts, leases, and title commitment are reviewed and abstracted in parallel with the physical work.
Findings & Renegotiation
Weekly status reports. If diligence surfaces issues, we quantify impact and support price/repair/credit renegotiation with the seller.
Closing & Handoff
Closing coordination with title, lender, and counsel. Post-closing binder with every document, report, and correspondence delivered.
Markets We Cover
Licensed in Texas and New Jersey. Boots on the ground for physical diligence in both metros.
Houston, TX
Ship Channel industrial, Energy Corridor and Galleria office, Katy and Sugar Land retail, master-planned multifamily, and land/development sites across the Houston metro. TREC salesperson #842584.
Houston market pageNorthern & Central New Jersey
Bergen, Essex, Hudson, Middlesex, Morris, Somerset, and Union counties. Industrial, office, retail, and mixed-use. NJ Broker Associate #0894102. ISRA screening built into every listing intake.
New Jersey market pageDue Diligence & Transaction Support FAQ
Related Services
Buyer Representation
Not under contract yet? Buyer rep covers pipeline, LOI, and negotiation before diligence begins.
Consulting Services
Pre-acquisition portfolio strategy, hold-versus-sell modeling, and market analysis outside a specific deal.
Seller Representation
Selling? We prep the diligence room, negotiate with the buyer's diligence lead, and drive to closing.
Have a Deal Under Contract?
Every diligence clock is different — a few weeks or well over a year. We are staffed to move on 48-hour notice, Houston or New Jersey.