Serious Capital. Creative Structures.
Your Asset's Full Value — Delivered.
Your business or property is worth full value. We don't force discounts — we engineer acquisition structures that deliver full value to sellers, commission certainty to brokers, and deal-level access to capital partners. We have a path for you.
A Different Kind of Acquisition Firm
Marss Real Estate was built on the belief that sellers, brokers, and capital partners don't have to be on opposite sides of the table.
We are a real estate and business acquisition firm actively acquiring commercial real estate and essential operating businesses — gas stations, car washes, auto dealerships, motels, light manufacturing, and more — using a suite of creative financing structures engineered around verified cash flow. Equity Carry is our flagship approach, but we select the right structure for each deal based on the asset, the seller's goals, and the numbers.
Sellers receive immediate liquidity, ongoing passive income, and capital gains tax deferral. Brokers get commission protection and a repeat buyer who closes. Capital partners get deal-level co-investment access with institutional-grade underwriting.
- Real estate and business acquisition firm — not a wholesaler or retail flipper
- Specializes in value-add commercial real estate and essential operating businesses
- Creative Financing Suite — Equity Carry (flagship), Owner Financing, Sale-Leaseback, and JV structures
- Aligned incentives: buyer and seller win together at every closing
- Transparent milestone-based performance tracking — no black boxes
- Active across gas stations, car washes, auto dealerships, motels, light manufacturing, and more
Real Estate Expertise
Deep knowledge of commercial, multi-family, mixed-use, and business-backed asset classes — deal structures, value-add execution, and stabilization strategy.
Business-Backed Capital
Our investment activity is supported by active business operations, providing operational credibility and stable deal execution across real estate and business acquisitions.
Strategic Partnerships
We build long-term relationships with sellers, agents, brokers, and capital partners — not one-off transactions. Repeat business is how we measure success.
Ahmad Qawasmeh — Founder & Managing Principal
This platform exists to connect Marss Real Estate with the people who move deals: property and business sellers seeking a credible buyer, brokers and agents who want a repeat partner that closes, and capital partners who want deal-level investment access.
Multiple Ways to Exit on Your Terms
Every seller situation is different. We offer five exit structures designed to match your priorities — whether that's maximum price, monthly income, tax efficiency, or staying invested in the asset's upside.
Equity Carry
Full price at close. You hold equity, not a note.
We acquire at full or near-full asking price at closing. A portion of the purchase price is structured as a preferred equity position for you within the acquiring entity — giving you a protected ownership interest, priority distributions, governance rights, and step-in rights if we ever fail to perform. You are not a lender. There is no promissory note, no deed of trust.
- Value-add or repositioning assets
- Sellers who want full price without a forced discount
- Owners who want income during the hold period
- Anyone who wants protection stronger than a note
All-Cash / Traditional
Clean, fast, no conditions.
When the numbers support a conventional close — senior debt, clean title, clear income — we move quickly with no financing contingency, no appraisal risk, and an LOI within 48 hours of receiving the package.
- Stabilized assets with strong T-12
- Sellers who need certainty of close
- Time-sensitive situations
- Estates, 1031 exchanges, partnership unwinds
Owner / Seller Financing
You carry the note. We service it.
You act as the lender, carrying a senior or mezzanine note secured against the asset. Structured to hit your income target while providing a clear payoff path tied to stabilization milestones or a defined refinance date.
- Sellers seeking ongoing income
- Tax-deferred installment sale strategy
- Deals where bank financing is limited
- Sellers comfortable holding paper short-term
Sale-Leaseback
Sell the real estate. Stay in the building.
You sell the real estate to us and immediately lease it back under a long-term agreement. You unlock capital from the asset while retaining operational use of the property — no relocation, no disruption, clean balance sheet.
- Business owners who own their real estate
- Operators needing capital for growth
- Anyone who wants to separate RE from operations
- Tax efficiency on embedded gains
Joint Venture / Co-Ownership
You keep skin in the game.
You roll equity into the new acquiring entity alongside us. You participate in the upside of improvements and appreciation while reducing your day-to-day operational burden. Best for sellers who believe in the asset’s potential and want to stay involved on their own terms.
- Sellers who want ongoing upside participation
- Owners ready to step back from operations
- Situations with strong value-add potential
- Legacy assets with emotional or strategic value
We Underwrite Businesses at Institutional Standards.
When you bring a business deal to Marss, you're not dealing with a retail buyer guessing at multiples. You're dealing with a team that extracts EBITDA from source documents, stress-tests the capital stack, and builds an IC-grade acquisition memo before issuing a single LOI.
Business Types We Acquire
All targets require a real estate component (owned real estate or eligible for sale-leaseback). Minimum $500K EBITDA.
Our Underwriting Process
Financial Extraction
We extract Net Income, EBITDA, and SDE from source documents — never from the seller's summary. Every add-back is sourced and categorized: defensible vs. speculative. We reconcile against bank deposits.
Valuation Range
We apply sourced EBITDA multiples from BizBuySell, IBBA, and Pepperdine data specific to your asset class. Real estate is valued separately on cap rate and never blended with business income.
Capital Stack Design
We structure a capital stack that closes the deal at full price. Equity Carry allows the seller to stay in as a secured preferred partner. DSCR is stress-tested at −10% and −20% revenue without seller payments counting toward coverage.
Risk Map & Go / No-Go
Every deal gets a formal risk map: operator dependency, license transferability, revenue concentration, environmental, CapEx, and refinance/exit feasibility. IC-grade memo issued before LOI.
Our Underwriting Thresholds
These are our hard gates. Deals below threshold are passed or restructured — not rationalized.
Documents We Analyze
- T-12 Income Statement (verified line-by-line)
- 3-Year P&L and Tax Returns
- 12-Month Bank & Merchant Statements
- EBITDA Bridge (add-back documentation)
- Rent Roll or Lease Agreements (if RE included)
- Equipment List & Condition Assessment
- Franchise Agreement (if applicable)
- Environmental Phase I Report
Automatic Red Flags
- Add-backs exceeding 25% of stated EBITDA
- Revenue concentration > 30% in a single customer
- Owner-operator critical to revenue generation
- Undisclosed environmental liability or litigation
- Lease non-assignable or at above-market terms
- Bank deposits materially below reported revenue
Creative Financing Strategy Suite
No single structure fits every deal. Marss deploys three complementary acquisition strategies — each applied where it creates the most value for sellers, brokers, and all parties at the closing table.
Traditional Financing
- Traditional buyers demand steep discounts to offset their all-in capital outlay
- Under-occupied or transitional assets fail conventional underwriting
- Sellers lose long-term upside on assets with strong stabilization potential
- Traditional closings create adversarial buyer-seller dynamics
Equity Carry
Marss brings institutional capital to the closing table. The seller converts equity into a secured preferred equity position in the deal entity — earning passive income, deferring capital gains, and retaining governance protections and step-in rights throughout the hold period.
Owner / Seller Financing
The seller extends structured financing directly to Marss — converting a lump-sum exit into a recurring monthly income stream. Negotiated rate, term, and schedule. No bank dependency. Preferred where sellers own assets free-and-clear or with minimal existing debt.
Hybrid Capital Stack
Multiple financing layers precisely engineered for each asset — institutional DSCR debt, seller carry, preferred equity tranches, and performance-linked earnouts. Each layer sized to verified cash flow. Deployed where a single structure leaves value on the table.
Marss selects and engineers the right structure for each deal — aligning buyer, seller, and broker toward one goal: maximum value, minimum friction, certain close.
Full or Near-Full Value
No adversarial discount demands. Sellers receive full or near-full asking value — and continue participating in the asset's upside through the hold period.
Equity Protection
Seller retains a legally structured preferred equity interest — not an unsecured note — protecting their capital with governance rights and step-in protections through the hold period.
Tax Deferral
Capital gains are deferred until actual cash is received, providing significant tax planning advantages vs. an immediate lump-sum sale.
The Structures WeDeploy on Every Deal
These are not educational concepts — they are the three acquisition structures Marss actively deploys across commercial real estate, operating businesses, short-term rentals, and pad split properties. Each is selected based on the asset, the seller’s goals, and the deal’s verified cash flow profile.
Owner / Seller Financing
Marss acquires the asset using seller-extended financing — eliminating bank dependency and creating a recurring monthly income stream for the seller. Negotiated rate, term, and payment schedule. No institutional timeline. The seller's cash flow starts immediately from day one of the deal, funded directly by the asset's own operating income.
- Monthly income without management obligations
- Negotiated rate, term, and payment schedule
- Faster close — deal structure bypasses institutional approval timelines
- Expanded buyer pool vs. traditional listing
- Ideal for free-and-clear assets with strong cash flow
Equity Carry Structure
Marss brings a structured capital position to the closing table — delivering closing certainty without subjecting the seller to traditional buyer financing timelines or contingencies. The seller converts their equity into a secured preferred equity position within the deal entity: earning passive income, deferring capital gains through installment sale treatment, and retaining governance protections and step-in rights. The highest-value structure for commercial and business acquisitions.
- Full or near-full asking price at close
- Secured preferred equity — not a subordinated note
- Passive income with documented governance protections
- Capital gains deferral via installment sale treatment
- Step-in rights activate if performance milestones aren't met
Hybrid Capital Stack
Not every deal fits a single template. Hybrid structures combine multiple financing layers — institutional DSCR debt, seller carry, preferred equity tranches, and performance-linked earnouts — engineered to the seller's specific income requirements, tax situation, and risk tolerance. Particularly effective for STR portfolios and co-living properties where verified room-level cash flows support multiple debt layers.
- Custom-engineered to seller's income goals
- DSCR loan qualifies on verified rental cash flow
- Multiple capital layers for full deal coverage
- Performance milestones tied to real NOI
- Ideal for high-cash-flow alternative asset classes
Strategy Fit by Asset Class
Which structure Marss deploys for each acquisition target. ★ = Primary fit.
| Asset Class | Owner Financing | Equity Carry | Hybrid Stack |
|---|---|---|---|
| Commercial RE & Businesses | — | ★ Flagship | ✓ Available |
| Multi-Family (5+ units) | — | ★ Flagship | ✓ Available |
| Short-Term Rentals (STR) | ★ Primary | ✓ Available | ✓ Available |
| Pad Split / Co-Living | ★ Primary | ✓ Available | ✓ Available |
| Hotels & Hospitality | — | ★ Flagship | ✓ Available |
| Mixed-Use Properties | — | ★ Flagship | ✓ Available |
Why Sellers Choose Creative Structures
A traditional sale offers one outcome: cash at close, a capital gains tax hit, and zero ongoing return on an asset you spent years building. Creative financing gives sellers a third path — one that delivers immediate liquidity and a continuing income stream, with the same legal protections a secured lender would demand.
Sellers who work with Marss don’t have to choose between price and certainty. Our structures are engineered to deliver both — full or near-full asking price at the closing table, passive income ongoing, and governance protections that activate the moment performance milestones aren’t met.
Built for Every Stakeholder
Marss structures are designed so sellers, brokers, and investment partners all win at the same closing table.
Sellers
- Immediate liquidity at the closing table — Day 1
- No forced discount or adversarial negotiation
- Convert equity to passive income stream
- Capital gains tax deferral through structured payments
- Governance protections and step-in rights retained
- More qualified buyers — no financing contingency risk
Brokers & Agents
- Commission fully protected — paid at close
- Higher certainty of close vs. bank-dependent deals
- No appraisal risk collapsing the transaction
- Faster timeline from offer to closing table
- Institutional documentation — no surprises
- Deal structure that brokers can confidently present
Investors & JV Partners
- Preferred equity access with institutional governance
- Scalable deal flow: commercial, STR, and co-living
- Performance-linked return structure
- Co-investment opportunities in stabilized assets
- Tax-efficient structure via entity design
- Quarterly reporting and transparent operations
Ready to explore which structure fits your asset?
Start the Conversation*Installment sale treatment subject to IRS regulations. Not an offer to sell securities.
Our Buy Box
We are active acquirers across commercial real estate, operating businesses, short-term rentals, self-storage, RV parks, and pad split properties. If your deal matches these criteria, we want to hear from you — fast.
Asset Types
- Multi-family (5+ units)
- Short-Term Rentals (STR / vacation rental)
- Pad Split / Co-Living properties
- Self-Storage facilities
- RV Parks / RV Resorts
- Mixed-use & commercial / retail
- Office, light industrial & warehousing
- Hotels, motels & hospitality (value-add)
- Operating businesses backed by real estate
Asset Condition
- Value-add opportunities
- Under-occupied or mismanaged
- Transitional or repositioning plays
- Light to moderate distress
- Stabilization upside required
- STR-conversion or co-living-conversion ready
Deal Size
- Minimum: $300,000 (STR & pad split)
- Minimum: $500,000 (commercial & business)
- Preferred: $1M – $10M+
- Larger deals considered case-by-case
- Creative structure — equity carry, owner financing, or hybrid
Geography
- Primary: Texas (DFW, Houston, Austin, SA)
- Sunbelt & Southeast growth markets
- Emerging & secondary markets welcome
- STR: high-tourism & business travel corridors
- National reach via partner network
Hotel & Motel Repositioning
Marss acquires underperforming hotels and motels with a disciplined three-phase repositioning playbook — from operational stabilization to boutique brand repositioning, with a multifamily conversion pathway where the economics and zoning support it.
Stabilize & Optimize
Streamline operations for improved efficiency under current branding. Recruit and install top-tier management talent. Execute targeted CapEx for renovation and property improvements — driving ADR, occupancy, and NOI from day one.
Boutique Repositioning
Reposition the asset as a boutique hotel or motel under Marss proprietary branding. Curate a distinct guest experience that commands premium rates and repeat bookings in the local market.
Conversion Analysis
If zoning and economic analysis support it, evaluate conversion to multifamily residential — unlocking a higher and better use that maximizes the underlying real estate value.
Does Your Deal Fit?
We move quickly on deals that match our criteria. A qualifying deal can be under LOI within days, not months.
Submit a Deal- Seller open to creative financing — equity carry, owner financing, or hybrid capital stack
- Asset has clear value-add, STR-conversion, or stabilization path
- No major environmental or title encumbrances
- Motivated seller aligned on structured, long-term payout
- Agent / broker fully representing the transaction
- STR & pad split: local STR regulations permit short-term or shared-housing operations
How It Works
A clear, four-phase framework from acquisition to full value realization — no surprises, no games.
Acquisition
Our creative capital stacking structure delivers real cash to the closing table. The seller's equity converts to a secured preferred equity position in the deal entity — with clearly defined governance, performance milestones, and step-in rights protecting the seller throughout.
- Creative capital stack delivers cash at close
- Seller converts equity to secured preferred position
- Terms documented in legally binding agreement
Stabilization
Buyer executes the value-add plan — leasing, renovation, or repositioning the asset to reach target occupancy and NOI.
- Leasing, renovation, repositioning
- Active property management
- Progress tracked against milestones
Performance
Seller carry accrues based on NOI growth, occupancy, or agreed performance milestones. Performance is transparently tracked and reported.
- Carry tied to NOI / occupancy milestones
- Transparent reporting to seller
- Regular performance updates
Exit
Asset is sold or refinanced at stabilized value. Seller carry pays out at full value — no forced discounts, no haircuts. Aligned exit for all parties.
- Sale or refinance triggers payout
- Seller receives full carry value
- No forced discounts at exit
Institutional-Grade Deal Analysis. Without the Institutional Overhead.
Fee-based advisory services for investors, family offices, and operators who need senior-level acquisition analysis and deal structuring — without hiring a full-time analyst.
Choose Your Engagement
Deal Screening Review
One-time · Single Deal
- OM / CIM review
- Red flag identification
- Go / No-Go recommendation
- Cap Rate, DSCR, CoC check
- Written summary report
Built for Operators and Investors Who Move Fast
Marss Advisory is designed for principals who are evaluating multiple deals per week and need institutional-quality analysis on a deal-timeline — not a consulting-firm timeline. Every engagement is handled directly by Ahmad Qawasmeh.
Request a Consultation
Your Commission Is Protected. Your Relationship Is Valued.
Marss Real Estate is a repeat buyer — not a one-time transaction. Brokers who bring us qualified deals become long-term partners in our active acquisition pipeline. We never circumvent your relationship, and your fee is structured into the deal from day one.
Your Commission, Protected From Day One
Your commission is baked into the deal structure at LOI — not negotiated after. We have never cut a broker out of a transaction and never will.
48-Hour Response. LOI in Days.
No committee approvals, no endless underwriting cycles. A qualifying submission gets a response within 48 hours and a formal LOI within days.
We Are a Repeat Buyer
Brokers who bring us one deal become priority partners for every future deal. We maintain an active pipeline and are constantly acquiring across the Sunbelt.
We Close the Hard Deals
Bank financing fell through? Seller needs a creative structure? Bring us the deals that didn't close elsewhere — our Equity Carry approach works where traditional finance fails.
What Makes a Deal Fast-Track?
Deals that match these criteria can be under LOI within days, not months.
Submit a Deal for Review
Your commission is protected from the moment you submit.
Co-Invest. Advise. Build Deal Flow Together.
Marss operates two partnership tracks: deal-level co-investment for capital partners, and an advisory board role for experienced operators and underwriters who want skin in the game.
Capital Co-Investment
Invest alongside Marss on specific, named acquisitions. You pick the deal — no blind pools. Minimum $100K per deal. Secured equity structure with full underwriting visibility before commitment.
Advisory Board Role
For experienced operators, underwriters, and industry specialists — contribute your expertise to Marss deal analysis and acquisitions in exchange for preferred economic participation and early deal flow access.
Who We Partner With
How It Works
Express Interest
Tell us your target asset classes, check size, hold horizon, and whether you want co-investment, advisory, or both. We add you to the partner list for matching opportunities.
Review the Deal Package
When a specific acquisition matches your profile, you receive the full underwriting model, business plan, and risk assessment — no pressure.
Co-Invest or Advise
Partner with Marss on that specific asset through a secured equity structure with defined governance, reporting rights, and milestone-linked returns.
Built on Relationships. Proven on Deals.
“Marss moved faster than any buyer I’ve worked with. LOI was in my inbox within 48 hours, my commission was never in question, and the deal closed on structure. I send them every deal that fits their box.”
“The Equity Carry structure was explained clearly from day one. No pressure, no discount demands, and the milestone-based reporting kept me informed throughout. Exactly what was promised.”
Submit a Deal or Connect With Us
Whether you have a qualified deal, want to explore a structure, or are looking to build a long-term partnership — we respond within 48 hours.
Marss Real Estate
Serious Capital. Creative Structures. Deals That Close.
Active acquirers of commercial real estate and essential operating businesses across the Sunbelt. If you have a property or business that fits our criteria, let's talk.
All qualified deal submissions receive a response within 48 hours. LOI issued within days on qualifying opportunities.
Deal Screening Checklist — Download Free
The exact framework Marss Real Estate uses to screen every deal in under 60 minutes. 25 questions. Go / No-Go scoring. Covers commercial real estate, gas stations, car washes, auto dealers, HVAC businesses, and more.