PINNACLE ONE ADVISORY
An outside investment committee for your next acquisition.
We sit beside scaling commercial real estate sponsors from LOI to close. We pressure-test the underwriting, review the diligence, and frame each decision with you, so you close the right deal on the right terms or walk away from the wrong one.
Book a 30-minute fit call See how an engagement worksBuilt for scaling sponsors. Deals typically $3M and up. Advisory only. You keep every decision.
Most deals are not lost at the closing table. They are lost between LOI and close.
You found the deal. Now the clock is running. Diligence, lender terms, the PSA, third-party reports, and the equity raise all land in the same 60 to 90 days. Every week brings a decision that changes the outcome of the deal, and most sponsors make those calls alone or with people who get paid only if the deal closes.
Larger sponsors have an investment committee for this. It asks the hard questions before the money is committed. Most growing sponsors do not have one yet.
Underwriting drift.
Assumptions that made the LOI work quietly stop matching what diligence finds.
Decisions under pressure.
Retrade, renegotiate, or walk. These calls get made fast and with incomplete framing.
No independent view.
Brokers, lenders, and partners all want the deal to close. Few people at the table are paid to tell you no.
What sponsors say about working with us.
"They did the underwriting for us, taught us how to do it, showed us what to look for and really all the way from the letter of intent until the final contract, walked us through and managed us through the whole thing. ... And Pinnacle One, thank you guys for all you've done for us, you've made us a lot of money."Wade C., Sponsor
Individual client experience. Results vary and are not typical or guaranteed.
"What I have appreciated most is disciplined approach to underwriting, diligence, lender discussions, and negotiations. ... I also gained a much better understanding of how experienced investors approach the negotiations and remain disciplined even when there is a pressure to move forward."Ajay K., Advisory client, video testimonial
We act as your investment committee, one deal at a time.
Pinnacle One Advisory works with scaling sponsors acquiring commercial real estate, including multifamily, mixed-use, self-storage, and more, with deals typically $3M and up. Our best fit is a sponsor with two or three deals done who is stepping up in size. First-time sponsors with a deal at or near LOI are welcome.
We review, challenge, and frame. You decide.
Underwriting review.
We review and critique your assumptions, forecasts, debt sensitivity, and exit scenarios.
Diligence review.
We review diligence materials and third-party reports, and flag the material issues that need more work.
Decision framing.
LOI strategy, best-and-final, and how to respond to a material finding: proceed, re-price, get a qualified opinion, or walk.
Structure and communication.
Guidance on GP structure, lender and broker communication strategy, and investor update frameworks.
Advisory only. We help you prepare for negotiations and, at your request, join calls with you and the brokers, lenders, and diligence parties on your deal. We never make offers, agree to terms, or sign on your behalf. You make every decision. We do not raise capital for you, solicit investors on your behalf, or give legal, tax, accounting, regulatory, or brokerage advice. You keep your licensed professionals.
Simple, defined, and paid up front.
- Advisory call. A 30-minute call about the deal, the timeline, and the decision you are facing. If we are not a fit, we will say so on the call.
- Engagement. One identified transaction, one flat fee, paid in full when the agreement is signed.
- LOI to close. Up to two scheduled 60-minute committee sessions per month, plus email follow-up on the topics we discussed. We review your model and diligence materials before each session.
- Close or walk. The engagement ends at closing, if the deal is terminated, or at 90 days, whichever comes first.
Every deal we touch goes through the same five filters.
Before the spreadsheet, a deal has to earn its place. Out of 100 opportunities, maybe 10 deserve full underwriting, and perhaps 1 is worth buying. These five filters are how we tell the difference.
Risk vs. reward.
Is the expected return enough for the illiquidity and execution risk, compared with lower-risk alternatives?
Supply vs. demand.
Can the market absorb current vacancies and the construction pipeline without breaking the business plan?
Value creation.
Where will value come from, and how much capital, speculation, and execution risk does it require?
Seller distress.
What real pressure (debt maturity, occupancy, collections, or another constraint) gives you negotiating leverage?
Tenant affordability.
Can local households comfortably carry current and projected rent without crossing risky rent-to-income levels?
The filters do not find a home run. They tell you whether a deal is on the field.
Want the full breakdown? Watch the 5 Acquisition Filters webinar.
"... one of the biggest takeaways to me has been learning that successful investing is not about chasing deals, but it's about making disciplined decisions based on facts, underwriting, and risk management. That mindset alone has been extremely valuable, which I learned from you guys."Ajay K., Advisory client
The partners at your table.
Patrick Voltapetti
Managing Partner
Patrick is a third-generation real estate investor and operator with over $3 billion in transaction experience. He has worked across commercial real estate as a broker, owner, negotiator, and advisor, with exposure to acquisitions, capital structuring, negotiations, and execution across multiple market cycles. Today he works directly with operators as an advisor, helping them evaluate opportunities, navigate high-stakes decisions, and move deals from strategy to execution. On an engagement, Patrick brings underwriting discipline and deal-execution oversight, with a focus on practical judgment and risk assessment in the moments that matter most.
Jesse Di Lillo
Managing Partner
Jesse has over 18 years of experience in real estate, starting at 16 when he began investing alongside his parents. He has analyzed, structured, and supported transactions across multifamily, self-storage, and other commercial and residential assets, with a background in underwriting, debt and equity strategy, partner alignment, and operational oversight. He also spent several years in private real estate lending, personally structuring and funding private credit. On an engagement, Jesse brings underwriting and debt structuring discipline, with a focus on getting the deal and the partnership right before closing.
Shawn Thomas
Managing Partner
Shawn brings nearly 20 years of experience across commercial real estate investment, hospitality, and operating businesses. His background includes real estate investments, hospitality and restaurant concepts, and a multi-location gas station platform built through retained earnings. As an operator and advisor, he works with sponsors to find inefficiencies and execute value-add plans, with a focus on unit economics, execution, and portfolio discipline. His experience spans acquisitions, redevelopment, branding, capital structure, and operations.
What clients say about working with us.
Reviews from clients of the partners, including prior ventures.
"Thanks, Jesse/Pat/Shawn for your help. I’ve seen the pat replies; they were very good and made a strong impression. ... I’m really happy that I teamed up with you on this deal. You truly add value"
"Couldn’t ask for a better company to work with! ... I’m looking forward to years of Profits, networking and deals with a company I can TRUST. ..."
"Jesse is great to work with. He's very talented at analyzing deals, and understands fully what investors are looking for."
"Jesse and his team are second to none. Their professionalism and knowledge of the REI space is very refreshing. Jesse has been a resource for us and a kind of mentor when we hit a wall. Keep up the awesome work. ..."
Two ways to work with us.
Deal Advisory
From $35,000 per deal
- One identified acquisition, LOI to close
- Covers the deal through closing or 90 days, whichever comes first
- Up to two scheduled 60-minute committee sessions per month, plus email follow-up
- Underwriting review, diligence review, and decision framing
- Paid in full when the agreement is signed
- Fees scale with deal size above $10M. Quoted on the call.
Annual Advisory
Custom pricing, quoted company by company after a scoping call.
- An ongoing outside investment committee across your pipeline
- Covers up to 6 deals per year
- 12-month minimum
- For sponsors buying more than one deal a year
- Paid in full up front for the year
Fees are fixed and paid up front. They do not depend on closing, financing, or capital raised. Engagements are advisory only.
Frequently asked questions
Who is this for?
Scaling US sponsors acquiring commercial real estate, with deals typically $3M and up. The best fit is a sponsor with two or three deals done who is moving up in size. First-time sponsors with a deal at or near LOI are welcome.
What asset types do you cover?
Commercial real estate, including multifamily, mixed-use, self-storage, and more.
Do you negotiate or make decisions for us?
We help you prepare for negotiations and, at your request, join calls with you and the brokers, lenders, and diligence parties on your deal. We never make offers, agree to terms, or sign on your behalf. You make every decision.
Do you raise capital for our deal?
No. Raising capital is the sponsor's responsibility. We do not raise capital for you, solicit investors on your behalf, act as a placement agent or broker, or take transaction-based fees.
Do you replace our attorney, CPA, lender, or broker?
No. Keep your licensed professionals. We help you read what they produce and decide what to do with it.
Why is the fee paid up front?
Because our job is to give you an independent view. A fee that depends on closing would push us toward telling you to close. A fixed fee paid up front means we can tell you to walk.
When should we bring you in?
Ideally at or just before LOI. We can also step in mid-diligence, but there is more to work with when we start early.
What if the deal dies?
The engagement ends when the deal is terminated. The fee is fully earned on signing and is not refunded. Sometimes walking away is the right outcome.
How much of your time do we get?
Up to two scheduled 60-minute sessions per month, with email follow-up between them. Additional time can be added in writing.
What does the annual plan cover?
Up to 6 deals per year with a 12-month minimum. Pricing is set company by company based on your deal sizes. Fees are paid in full up front for the year.
Under contract, or about to be?
Book a 30-minute call. Tell us about the deal and the decision in front of you. If we can help, we will show you how. If we cannot, we will tell you.
Prefer email? [email protected]