In commercial real estate, many of the most promising opportunities don’t come perfectly packaged. They come with challenges—unresolved title issues, stalled estates, outdated buildings, underutilized land, or incomplete lease-up efforts. At Aqestra, we specialize in finding value where others see friction.
Our approach isn’t just about solving legal problems. It’s about identifying properties that are structurally sound, strategically located, and positioned for growth—but currently underperforming due to solvable barriers.
Beyond the Surface: Where Others Stop, We Start
Many commercial deals fall apart in the early stages—either because title is unclear, probate is pending, or the property requires too much work to attract conventional financing. These “stuck” assets often sit idle for years despite offering strong fundamentals.
At Aqestra, we look deeper.
We target real estate that offers both existing cash flow and future upside. That includes:
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Properties with excess land for expansion or redevelopment
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Buildings in need of renovation and re-leasing to boost NOI
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Sites with partial vacancy or operational inefficiencies
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Assets with legal or administrative barriers that can be cleared through title or probate work
Rather than avoid complexity, we underwrite it—and structure our acquisitions around unlocking it.
Flexible Structures, Strategic Acquisitions
In some cases, a property has long-term potential but doesn’t yet support a safe acquisition based on trailing income. When that happens, we often work with owners to structure creative agreements, such as:
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Options to purchase, allowing us to begin leasing and stabilization before closing
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Contingent closings based on achieving specific debt service coverage ratios (e.g., 1.25x DSCR)
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Performance-based pricing, tied to net operating income benchmarks
These flexible structures reduce risk, align interests, and allow us to unlock the asset’s potential without requiring the seller to heavily discount or invest further.
Title and Probate Solutions: A Competitive Edge
While value-add properties are common, many are held back by legal and title-related complexity. This is where Aqestra’s deep expertise in curative title work and probate resolution becomes a force multiplier.
Whether the asset is tied up in estate litigation, has missing heirs, or suffers from a decades-old title defect, our team is equipped to resolve the issues that block most traditional buyers. This gives us unique access to deals that are both off-market and overlooked—often in prime submarkets or transitioning neighborhoods.
We partner with attorneys, title agencies, and family representatives to bring clarity to ownership and restore transferability. Once the asset is stabilized—legally and operationally—we unlock its full potential.
Our Investment Thesis: Cash Flow + Catalysts
We only pursue deals with existing income or a clear path to stabilized cash flow. Our typical targets generate enough revenue to cover operating expenses and contribute toward debt service from day one—or can get there quickly through leasing, repositioning, or modest capital investment.
We look for catalysts such as:
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Ability to expand square footage or add storage bays
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Opportunity to backfill vacancy at market rents
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Expiring below-market leases or management inefficiencies
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Clear legal path to resolution in probate or title
We aren’t speculating—we’re solving. And we structure our acquisitions accordingly.
Closing Thoughts
Aqestra isn’t a passive investor. We are hands-on operators who know how to navigate complexity, structure creative deals, and extract real value from misunderstood assets. Whether we’re resolving title issues, stabilizing occupancy, or activating dormant land—we bring a disciplined, strategy-first mindset to every acquisition.
If you’re holding or aware of a property with untapped potential, we’re ready to help you unlock it.
📬 Let’s Talk:
Whether you’re a broker, owner, attorney, or estate representative, we’d love to explore how Aqestra can bring clarity, structure, and execution to your deal.
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