Texo Advisors | AI Systems for Institutional Real Estate

The Partners

Operators who have sat in your seat, paired with engineers who have built at enterprise scale.

Three partners: the origination and judgment of someone who has done the work, backed by the engineering depth to build enterprise-grade systems around it.

Jack Modesett

Partner, Business Development & Systems Orchestration

Jack founded Texo after five years in institutional CRE acquisitions at InSite Property Group and Ares Management, on acquisition teams that closed over $1.5B of transactions. He personally sourced $200M of off-market deals and built the acquisition systems his teams ran on. He is the operator who has sat in your seat: he maps how a firm actually works and orchestrates the engagements that turn those workflows into systems.

Charles Sims

Partner, Technology & Platform Architecture

Charles leads technology and platform architecture at Texo. As former CTO of the LA Clippers and United Talent Agency, he built enterprise systems at the scale institutional firms recognize, including the NBA's first customer data platform, and steered technology through billion-dollar acquisitions. Running technology for the Clippers meant operating inside the NBA's data governance and security regime, so he has sat on both sides of the institutional security review. He starts with context, not code, and designs platforms people actually adopt.

Mike Belloli

Partner, Engineering & Operations

Mike leads engineering and operations at Texo. A hands-on engineering leader, he has designed and shipped full technology stacks, most recently as de facto CTO of lender Defy Mortgage, and has founded and built companies across finance, healthcare, and hospitality. He has delivered engineering for Apple under the security and review standards that come with it, and shipped finance and healthcare systems under the same data-handling scrutiny institutional firms require. At Texo, Mike pairs engineering depth with operational rigor, owning delivery so engagements move on scope, on budget, and on schedule.

What We Build

Systems that carry the process work, so your team carries the judgment.

Every engagement is bespoke, built outward from your team's actual workflow. The categories below describe where Texo most often finds the most drag and the fastest payoff, shown for the seat you sit in. Scope is fixed at the front; the system runs in your environment when we are done.

Lease Administration

Leases abstracted against your standards, with critical dates, escalations, and options tracked and deviations flagged for review. The portfolio's obligations read from one place, not from fifty PDFs.

Operating Reporting

Monthly operating reports assembled from property-level data in your format, with variance to budget narrated, not just tabulated. The story behind the numbers arrives with the numbers.

Renewals & Rollover

Expirations surface far enough ahead to act, with submarket comps and tenant history pulled before the renewal conversation starts. Rollover stops arriving as a surprise.

Vendor & COI Tracking

Service contracts, work orders, and certificates of insurance tracked across the portfolio, with lapses and renewals flagged before they become exposure. Compliance reads current without a file review.

Asset Monitoring

Portfolio performance pulled from your operating data and tracked against the original underwriting, refreshed on the cadence the team needs. Variance, occupancy, and rent trends surface when they have moved enough to matter. The team sees the signal. Not the spreadsheet.

Investor Reporting

Owner and investor reporting drafted from operating data at firm format, on the cadence your agreements require. The team reviews and sends instead of assembling.

Site Sourcing

A pipeline that screens land and development sites against your criteria, with off-market prospecting run against public records: ownership, zoning, entitlement status. The team starts conversations, not searches.

Feasibility & Underwriting

First-pass feasibility and development pro formas assembled from your cost basis, comps, and template. The team starts at judgment on basis and yield, not spreadsheet assembly.

Bid Leveling

Contractor bids leveled item by item against the specification schedules in the drawing set, in whatever format and language they arrive. Every omission, substitution, and allowance flagged, with the source line behind each verdict.

Draw & Budget Tracking

Monthly draws reconciled against budget, schedule of values, and change-order history, with variances surfaced before they compound. The ledger reads current without anyone rebuilding it.

Meeting & Decision Records

Meeting minutes, action items, and approvals logged to a queryable record across the life of the project. When an owner asks who approved what and when, the answer has a date and a document behind it.

Submittal & RFI Review

Submittals checked against drawings and specifications, with conflicts flagged before the field finds them. RFIs tracked from open to close with the drawing references attached.

Owner Research

Ownership resolved across LLCs and public records into one profile per prospect: hold period, debt posture, prior trades. The first call starts informed.

Offering Memorandums

OMs assembled from listing inputs, with property data, financials, comps, and imagery composed into firm format as send-ready documents. Broker self-service, on the broker's timeline.

BOVs & Pitch Materials

Opinions of value, teasers, and pitch pieces composed from your comp set and templates. Institutional quality in the windows the marketing pipeline does not reach, including before the listing is signed.

Comp Libraries

A standing comp set that refreshes itself, structured to your templates. Submarket reads, rent trends, and concessions show up normalized before the next pitch.

Pipeline & Follow-Up

Call notes become CRM updates, follow-ups, and next actions without re-keying. Relationships surface before they go stale.

Market Surveillance

News, listings, and trades segmented by market and asset class, delivered on cadence. The morning read is already assembled.

Deal Screening

Inbound OMs and CIMs screened against the buy box, with a structured first-pass read on every deal. Nothing dies in the inbox, and every pass is logged with a reason.

Underwriting

First-pass models pre-populated from the OM, rent roll, and trailing financials, in your template and conventions. The team starts at refinement, not data entry.

IC Memos

First-draft memos at firm format, composed from your underwriting, your comps, and your prior memos. Structure stays consistent across the pipeline; the deal team refines and signs off.

Diligence Review

Data-room documents abstracted against your checklist, with deviations flagged for counsel and the deal team. The exceptions get the hours. Not the boilerplate.

Portfolio Reporting

Performance pulled from operating data and tracked against original underwriting across the portfolio. Variance surfaces when it has moved enough to matter, in the format your reporting already takes.

Firm Memory

Deal history, decisions, and counterparty context held in one queryable layer that outlives any one deal team. Diligence on the next deal starts with everything learned on the last.

Case Work

Systems in production. Described by what they do, not who they run for.

We work with a small number of firms and do not trade on their names. Each engagement below is described by the system delivered: the workflow it sits in, what it does, and the artifact it hands the team.

National Mid-Cap CRE Owner / Operator

Deal Sourcing System

A structured sourcing and ownership-data system covering on-market screening, off-market identification, and broker cultivation across the firm's full origination footprint. Deals screen against structured fundamentals at the analyst tier, and new hires onboard around the system rather than around one person's process.

Global Alternatives Manager, Real Estate Platform

IC Memo Production

A system that consolidates deal-team inputs and produces standardized Investment Committee memos at firm format, composed from the firm's own underwriting, comps, and prior materials. The deal team starts at refinement and sign-off instead of assembly.

National CRE Brokerage

Offering Memorandum Engine

A broker self-service system that assembles institutional-quality offering memorandums from listing inputs: property data, financials, comps, and imagery composed into the firm's format as a send-ready document. The same engine produces the shorter artifacts a deal cycle runs on, from pitch teasers in the pre-listing window to quick-turn pieces sent while a client conversation is still warm.

Boutique CRE Advisory Firm

Firm Memory Layer

A unified memory layer across email, CRM, and database. Calls, correspondence, and deliverables log automatically; relationship history and engagement state surface on demand from any device; a summary report runs across all active engagements on a standing cadence. Institutional memory that no longer depends on who holds the relationship.

International Developer of Luxury Beachfront Residences

Bid Leveling Application

A self-serve application that reads the specification schedules out of the architect's construction-document set, ingests contractor bids in whatever format and language they arrive, and returns one leveled workbook: per specification item, per bidder, a verdict of match, substitution, omission, or allowance, with the verbatim bid line behind every verdict.

Straight Answers

What firms ask before working with us.

Who are your clients?

We work with a small number of firms and do not trade on their names. The case work above describes what we build for them; we would rather show you the system than the logo.

How is this different from giving my team an AI subscription?

A subscription is a tool your team still has to drive, and it gets you most of the way on none of your workflows. The last stretch, where the output lands in your template, your format, and your conventions without anyone babysitting a chat window, is the whole job. That is the system we build around the tools.

What does an engagement look like?

Embed, map, build, apply. We sit with the work until we read the workflow the way your operators do, agree a fixed scope and price, build into your stack and formats, and train your team to run it. No discovery theatre, no six-month strategy deck.

Do we need to be technical to run what you build?

No. Systems are built for the team that already does the work, and training your operators to own the system is part of every engagement. Your people supervise output instead of producing it.

Do we have to be in real estate?

No. Real estate is where the work runs deepest. The method is not industry-bound: if the workflow is defined and the work is process-driven, it is in scope.

What happens when the models change?

The system is built around your workflow, not around one model. As better models land, they swap in underneath. What you are buying is the part that survives the next release.

Where do we start?

Bring one workflow. A short conversation walking through it is usually enough for an honest read on whether a system is worth building, and we will tell you if it is not.

Map the workflow. Build the system. Train the team.

The edge is not adopting AI. The edge is systemizing how your firm already works.