Real Estate Deal Analyst — Multi-Unit Acquisitions & Development Land

We are a Canadian real-estate firm: we analyse what is on the market, find the deals that actually work, and bring them to a group of investors who buy them. On the development side, investors buy land and retain us to build on it.

We have built something unusual. Our deal engine pulls the licensed feed and run full development pro formas, financing paths, cost models, returns — and ranks them. It runs unattended while we sleep.

Here is the honest problem, and it is the reason this job exists: that engine is not able to produce a complete deal package. Not because the analysis is wrong. Because the analysis stops at the edge of what public data can tell you. To finish a deal you need the rent roll, the T12, the operating statement, the capex history. Those live in a listing agent's inbox, and somebody has to ask for them, chase them, read them properly, and record them in a separate system. Analyze, package them, and send to our investors.

That gap is the job.

What you'll own

1. The seller side. Contact listing agents on the deals our engine ranks. Request rent rolls, T12s, operating statements, condition and capex history. Chase what doesn't arrive. Read what does and d ---------- whether it is complete, thin, or evasive.

2. The underwrite. Put real numbers, supply the per-deal inputs it refuses to invent, and interrogate what comes back. The engine tells you what is still missing — your job is to close that gap or conclude the deal is dead and say why.

3. The package. Produce the document our investors d ---------- on: the thesis, the numbers, the risks, the recommendation, the price.

4. The buyer side. Answer our investors' questions on the packages you produce — what is in the numbers, what the risks are, what we know and what we don't. Keep that side organised too: who has seen what, who is interested in which lane, who asked what, who is still waiting on you.

5. Your own record. You bring or build your own way of tracking all of it — deals live, deals dead and why, documents requested and outstanding, investors and their questions. We are not going to hand you a CRM and we do not want to. Bring yours.

Both lanes from day one: existing multi-unit buildings, and development land.

What is not yours

Negotiating price or terms, advising an investor on what to pay, and presenting offers are licensed acts. The owner holds the licence and does those. You gather, organise, analyse, and answer questions about the deal; he advises and trades. We would rather draw that line clearly now than have it blur later.

Hours

Email is asynchronous and so is most of this work. You do not need to work Atlantic Canada hours. There is no graveyard shift. You do need some overlapping hours as you would be expected to call/text people. What matters is that agents and investors get timely, professional replies and that nothing sits for days.

What you get

A deal engine that has already done the heavy analytical work, so you are not building models from scratch in a spreadsheet. Claude Code and AI tooling, with the expectation that you automate your own workflow — and we pay for
what you need. Direct access to the owner, who holds the local domain knowledge and will teach it.

Who fits

1. You are relentlessly organised, and you build the systems that keep you that way. This is the most important thing on this page. You will be holding three sets of moving parts at once: the deals themselves, the seller side (which agent, which documents asked for, which still outstanding, who has gone quiet), and the buyer side (which investor saw which package, what they asked, what they are waiting on). If any of that lives only in your head or your inbox, this falls apart. We want to see the tracker, CRM or pipeline you have actually built and run.

2. Real estate transaction experience on the broker side is a major bonus. If you have worked inside a brokerage — transaction management, deal administration, listing or buyer-side support — say so early. You will already know what documents exist, who holds them, and how long they take to prise loose.

3. The mathematics are not the hard part. Cap rates, NOI and a pro forma are arithmetic, and our engine does most of it.What is hard, and what we are actually testing, is whether you can look at a set of numbers and tell that they have been dressed up.

You do not need to know our local market. Our system encodes the local planning rules, financing programs and cost models. The owner holds the rest and will teach it.

You reach for automation by instinct. Not a developer — someone who, handed Claude, builds themselves a system rather than asking for one.

Who doesn't

This is not a virtual assistant, executive assistant, or admin role, and applications framed that way will not be read. If your instinct is to perfect the system before producing output, this will frustrate you — we have a great deal of system and little completed deals, and the balance needs to move the other way. If you pass information along without concluding anything, we have hired that before and will not do it again.

To apply

Put HALYARD as the first word of your application. Then three things. Specifics win — generic answers are obvious from a distance.

1. Your system — the most important answer

Show us how you have actually organised deals, transactions or a pipeline. Sanitised screenshots or files beat any description. We want to see how you tracked:

- the deals themselves and their status
- the counterparty side — who you were chasing, for what, and what was still outstanding
- the client side — who you had told what, and what they were waiting on

Then tell us what broke about the first version of it, and what you changed.

2. The rent roll

An 8-unit building. Asking $1,450,000. The listing agent sends you this.

????????????????????????????????????????????????????????????????????????
? Unit ? Type ? Status ? In-place rent ? "Market rent" ?
????????????????????????????????????????????????????????????????????????
? 1 ? 2BR ? Occupied ? $1,150 ? $2,400 ?
????????????????????????????????????????????????????????????????????????
? 2 ? 2BR ? Occupied ? $1,205 ? $2,400 ?
????????????????????????????????????????????????????????????????????????
? 3 ? 2BR ? Occupied ? $1,180 ? $2,400 ?
????????????????????????????????????????????????????????????????????????
? 4 ? 2BR ? Vacant (renovated) ? — ? $2,400 ?
????????????????????????????????????????????????????????????????????????
? 5 ? 1BR ? Occupied ? $950 ? $1,900 ?
????????????????????????????????????????????????????????????????????????
? 6 ? 1BR ? Occupied ? $975 ? $1,900 ?
????????????????????????????????????????????????????????????????????????
? 7 ? 1BR ? Occupied (owner's son) ? $600 ? $1,900 ?
????????????????????????????????????????????????????????????????????????
? 8 ? 1BR ? Occupied ? $2,050 ? $1,900 ?
????????????????????????????????????????????????????????????????????????

Seller's annual operating statement:

Gross potential income (at market) $205,200
Vacancy 0
Property taxes 6,900
Insurance 4,200
Heat & hot water 0 ("tenants pay their own heat")
Water / sewer 3,100
Repairs & maintenance 2,400
Management 0 ("owner-managed")
Reserves / capex 0
---------
Total expenses $16,600
Stated NOI $188,600

Answer four things:

(a) What is wrong here? List what you spot, most serious first.

(b) Write the actual email you would send the listing agent. Not a description of it — the message itself, as you would send it.

(c) Pursue or kill? If pursue, what would you tell us it is worth and how did you get there. If kill, say what would have to be true to change your mind.

(d) One of our investors reads your package and asks: "the in-place rents are half of market — why is that not a red flag rather than an opportunity?" Answer them in one short paragraph, in the words you would actually use
with them.

3. Development land

We also buy land for investors to develop. In two or three sentences: what changes about how you underwrite a vacant lot compared with the building in question 2?