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Due diligence investigation on an inner city property developer

Picture of chiropractor due diligence investigation A property developer, who had a portfolio of inner city buildings that were at various stages of conversion into residential rental units, approached a property investment fund for equity investment.

Our assignment: The property investment fund contracted us to perform a due diligence investigation on the property development company.

As part of our standard due diligence process, we compiled detailed zero-based financial forecasts that indicated that the project was marginal. We also did deed searches and reviewed the title deeds and related legal documentation. Our advice to the investment fund was not to invest unless the property developer obtained certain grants that would bring the debt service cover ratio up to a more tolerable level.

We experienced resistance from the property developer during the due diligence process as they realized that we have identified the root cause of the financial instability they were experiencing. Their amortized conversion costs of the rental units relative to the prevalent market prices for this type of inner city accommodation was too high.

We were able to empower the investment fund with the knowledge and parameters within which the transaction may be an economically viable investment.

Note: Although these are extracts from actual projects we completed, the only intention for reciting them is to illustrate some aspects of the value we were able to offer.

ALL RIGHTS RESERVED. No part of this work, which is all covered by copyright, may be reproduced in any form without the written permission of the author.

Significant effort has been made to trace ownership of copyrighted material, and obtain permission(s) from them. If the copyright on any material is legitimately questioned, we are willing correct future prints of this work.
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            [PATH] => /usr/local/sbin:/usr/local/bin:/usr/sbin:/usr/bin:/sbin:/bin:/snap/bin
            [SERVER_SIGNATURE] => 
            [SERVER_SOFTWARE] => Apache
            [SERVER_NAME] => from-first-principles.ca
            [SERVER_ADDR] => 10.0.0.189
            [SERVER_PORT] => 443
            [REMOTE_ADDR] => 3.236.98.69
            [DOCUMENT_ROOT] => /var/www/from-first-principles.ca/public_html
            [REQUEST_SCHEME] => https
            [CONTEXT_PREFIX] => 
            [CONTEXT_DOCUMENT_ROOT] => /var/www/from-first-principles.ca/public_html
            [SERVER_ADMIN] => webmaster@localhost
            [SCRIPT_FILENAME] => /var/www/from-first-principles.ca/public_html/innercity.php
            [REMOTE_PORT] => 51732
            [GATEWAY_INTERFACE] => CGI/1.1
            [SERVER_PROTOCOL] => HTTP/1.1
            [REQUEST_METHOD] => GET
            [QUERY_STRING] => 
            [REQUEST_URI] => /innercity.php
            [SCRIPT_NAME] => /innercity.php
            [PHP_SELF] => /innercity.php
            [REQUEST_TIME_FLOAT] => 1623991356.83
            [REQUEST_TIME] => 1623991356
        )

    [assist] => 
    [element] => header_top
    [scrollbar] => overflow:auto;
    [ip] => 3.236.98.69
    [live] => 
    [email] => info@from-first-principles.ca
    [base_url] => http://www.from-first-principles.ca/
    [show] => y
    [dbci] => mysqli Object
        (
            [affected_rows] => 0
            [client_info] => mysqlnd 7.4.3
            [client_version] => 70403
            [connect_errno] => 0
            [connect_error] => 
            [errno] => 0
            [error] => 
            [error_list] => Array
                (
                )

            [field_count] => 0
            [host_info] => Localhost via UNIX socket
            [info] => 
            [insert_id] => 0
            [server_info] => 8.0.25-0ubuntu0.20.04.1
            [server_version] => 80025
            [sqlstate] => 00000
            [protocol_version] => 10
            [thread_id] => 41908
            [warning_count] => 0
        )

    [mysqli] => mysqli Object
        (
            [affected_rows] => 0
            [client_info] => mysqlnd 7.4.3
            [client_version] => 70403
            [connect_errno] => 0
            [connect_error] => 
            [errno] => 0
            [error] => 
            [error_list] => Array
                (
                )

            [field_count] => 0
            [host_info] => Localhost via UNIX socket
            [info] => 
            [insert_id] => 0
            [server_info] => 8.0.25-0ubuntu0.20.04.1
            [server_version] => 80025
            [sqlstate] => 00000
            [protocol_version] => 10
            [thread_id] => 41914
            [warning_count] => 0
        )

    [dbc] => mysqli Object
        (
            [affected_rows] => -1
            [client_info] => mysqlnd 7.4.3
            [client_version] => 70403
            [connect_errno] => 0
            [connect_error] => 
            [errno] => 1364
            [error] => Field 'comments' doesn't have a default value
            [error_list] => Array
                (
                    [0] => Array
                        (
                            [errno] => 1364
                            [sqlstate] => HY000
                            [error] => Field 'comments' doesn't have a default value
                        )

                )

            [field_count] => 9
            [host_info] => Localhost via UNIX socket
            [info] => 
            [insert_id] => 0
            [server_info] => 8.0.25-0ubuntu0.20.04.1
            [server_version] => 80025
            [sqlstate] => HY000
            [protocol_version] => 10
            [thread_id] => 41915
            [warning_count] => 0
        )

    [file] => /innercity.php
    [break] => Array
        (
            [0] => 
            [1] => innercity.php
        )

    [pfile] => mail_tasks_due.php
    [ipadr] => 3.236.98.69
    [host_nm] => ec2-3-236-98-69.compute-1.amazonaws.com
    [onderwerp] => Besoeker "innercity.php" ec2-3-236-98-69.compute-1.amazonaws.com; Plaaslike tyd: Fri Jun 18 4:42:36 UTC 2021
    [subject] => "" from "" experienced an error on "mail_tasks_due.php". 
    [query] => INSERT INTO first1_principles.browsedata (bladsy_nm, ipadr, host_nm, dtstamp) VALUES ('innercity.php', '3.236.98.69', 'ec2-3-236-98-69.compute-1.amazonaws.com', '2021-06-18 04:42:36')
    [result] => 
    [line] => Line 113: 
    [query_error_handling] => INSERT INTO first1_principles.browsedata (bladsy_nm, ipadr, host_nm, dtstamp) VALUES ('innercity.php', '3.236.98.69', 'ec2-3-236-98-69.compute-1.amazonaws.com', '2021-06-18 04:42:36')
    [row] => 
    [nr_of_cityblock_matches] => 0
    [locId] => 
    [country] => 
    [region] => 
    [city] => 
    [postalCode] => 
    [latitude] => 
    [longitude] => 
    [metroCode] => 
    [areaCode] => 
    [geodetails] =>               City blocks matched in cityblocks.sql is "0";               locId selected from cityblocks.sql is "";              Country:               Region:               City:               Postal code:               latitude:               longitude:               metroCode:               areaCode: 
    [message] => 
innercity.php Line 113:

"INSERT INTO first1_principles.browsedata (bladsy_nm, ipadr, host_nm, dtstamp) VALUES ('innercity.php', '3.236.98.69', 'ec2-3-236-98-69.compute-1.amazonaws.com', '2021-06-18 04:42:36')"

mysqli_error():
"Field 'comments' doesn't have a default value";
[ua_exported] => array ( ) [eposAdr] => info@from-first-principles.ca [to] => info@from-first-principles.ca [from] => info@from-first-principles.ca [headers] => Array ( [0] => MIME-Version: 1.0 [1] => Content-Type: text/html; charset=ISO-8859-1 [2] => To: Program Administrator [3] => From: All users 24 hour activity ) [files_array] => Array ( [0] => abal.php [1] => abman.php [2] => agri.php [3] => boat.php [4] => bplan.php [5] => busbudget.php [6] => candle.php [7] => chiro.php [8] => coffee_mr.php [9] => contact.php [10] => corp.php [11] => data_analysis [12] => dd.php [13] => embroid.php [14] => farmbuild.php [15] => feas.php [16] => finfor.php [17] => hunt.php [18] => index.php [19] => innercity.php [20] => invic.php [21] => invico.php [22] => janitor.php [23] => labeq.php [24] => labhire.php [25] => lime.php [26] => mang.php [27] => media.php [28] => media_agency.php [29] => midb.php [30] => mine.php [31] => mr.php [32] => myfcast.php [33] => owa_mr.php [34] => prequity.php [35] => propdev.php [36] => pta_doctor.php [37] => quote.php [38] => register.php [39] => retreat.php [40] => rooibos.php [41] => stratplan.php [42] => tilap.php [43] => tissue.php [44] => transport.php [45] => tshare.php [46] => undert.php [47] => valve.php [48] => venture.php ) [dtstamp] => 2021-06-18 04:42:36 [ua] => Array ( ) [headers_str] => MIME-Version: 1.0, Content-Type: text/html; charset=ISO-8859-1, To: Program Administrator , From: All users 24 hour activity [emails_cart] => Array ( [0] => Task Assistant [1] => ) [mailto] => Task Assistant , )


innercity.php Line 113:

"INSERT INTO first1_principles.browsedata (bladsy_nm, ipadr, host_nm, dtstamp) VALUES ('innercity.php', '3.236.98.69', 'ec2-3-236-98-69.compute-1.amazonaws.com', '2021-06-18 04:42:36')"

mysqli_error():
"Field 'comments' doesn't have a default value";