Does the family office group handle office, retail or industrial buildings?

No. Those are commercial assets with their own leasing conventions, diligence and brokers, and the brokerage’s commercial division handles them. The family office group covers houses and condominium units held for rent and small multifamily buildings. Where an office’s allocation includes both, the two divisions share one data room and one reporting calendar.

How are tenant security deposits handled when a rented property changes hands in Florida?

Florida law requires the selling landlord to transfer the deposits and any advance rent to the buyer and to notify the tenants of the transfer, and the buyer then holds them under the same rules. The brokerage reconciles the deposits on the closing statement against each tenant’s signed estoppel so the office takes over exactly what the tenants are owed.

What does an underwriting memo from BreakThru Realty contain if it contains no projections?

Facts the committee can verify: the rent in place and what the leases commit to, deferred repairs, the likely change in property tax after reassessment, the insurance cost once the inspections are in, association charges and pending assessments, and a suggested reserve. The office’s own analysts apply their assumptions; the brokerage supplies the evidence and the recommendation.

Can a like-kind exchange be coordinated with the purchase of a rental property?

Yes, as long as the office’s CPA and qualified intermediary have set the structure and the deadlines before the search begins. The brokerage tracks the identification and closing dates, keeps the candidate list within what the exchange rules allow, and makes sure the contract names the entity the CPA and attorney have chosen. The tax advice itself stays with the CPA.

How does the brokerage find rental property that is not yet publicly listed?

By writing and calling owners of the kind of property the office wants, by watching the pre-market and coming-soon registrations the MLS allows, and by keeping in touch with builders releasing new units. None of that is secret inventory; it is outreach the office could do itself with more time, and each candidate is logged with its source so the committee knows who else is aware of it.

Private Client · Portfolio Acquisition

Investment Property and Portfolio Acquisition for Family Offices

Residential rental and small multifamily, underwritten in words your committee can challenge

An office adding South Florida property to a long-term allocation wants a process it can defend to its own committee and its own auditors: where each candidate came from, what the leases actually say, what the building needs, what it costs to insure, and why this one rather than the one next door. BreakThru Realty runs that process for residential rental property and small multifamily buildings, from the first screen to the day the rent roll appears in the office’s books, and hands larger commercial assets to its commercial division.

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Discuss an Allocation · Our privacy standard

What This Page Covers, and What the Commercial Division Covers

The family office group acquires houses and condominium units held for rent, townhome and villa groupings, and small multifamily buildings of the kind found along the coast from Miami Beach up through Fort Lauderdale, Pompano Beach, Delray Beach and West Palm Beach. Office buildings, retail, industrial, hospitality, land for development and larger apartment communities are commercial assets with their own diligence and their own leasing conventions, and they are handled by the brokerage’s commercial division, which is linked from this page. Where an office’s allocation spans both, the two teams work from one data room and one reporting calendar so the controller sees a single picture.

Sourcing Within the Rules

Candidates come from four places, and the office is told which. The multiple listing service, read daily against the brief. Direct outreach to owners of the kind of property the office wants, by letter and by phone, with the office’s name withheld until it chooses to be known. Pre-market and coming-soon listings that BeachesMLS rules let a listing broker register before public display. And builder releases of new rental-grade units, within the builder’s own rules on broker participation. There is no hidden inventory in any of this, only work the office would otherwise have to do itself, and every candidate enters the data room with a note on where it came from and who else knows it is for sale.

Underwriting Described in Words

The brokerage does not publish projections, and it does not pretend to know what a building will earn in a decade. What it writes for each candidate is a plain account the committee can test: what the rent is today and what the leases commit the tenants to, which units are below the rent the market is asking and why, what the seller has spent on repairs and what has been deferred, how the property tax will change when the county reassesses the sale, what insurance will cost once a wind mitigation report and a four-point inspection are in hand, what the association charges and whether a special assessment is coming, and what reserve the office would be wise to hold. Numbers appear in the memo; promises do not.

Rent Rolls, Leases and Estoppels

A rent roll is a seller’s claim until the tenants confirm it. During the inspection period the brokerage collects every lease and addendum, reads them for renewal options, early termination rights, pets, parking and anything that conflicts with the office’s plans, and obtains a signed estoppel from each tenant stating the rent, the deposit held, the term and any dispute. Florida requires a landlord who sells to transfer the tenants’ security deposits and advance rent to the buyer and to notify the tenants, so the closing statement must show those sums moving, and the brokerage reconciles them against the estoppels before the office signs. A roll that does not reconcile is a reason to reprice or to walk away.

Inspections and Insurance for Income Property

Income property in South Florida is bought as much for its roof, its wiring and its wind rating as for its address. The four-point inspection covers roof, electrical, plumbing and air conditioning and decides whether a carrier will write the policy at all; the wind mitigation report decides what the policy costs; the elevation certificate and the flood zone decide the flood premium. For condominium units the association’s milestone inspection and structural integrity reserve study are read before an offer, because the next special assessment is written in them. Insurance is bound well before closing, since a named storm in the forecast stops carriers issuing new policies and can stall a closing for days.

Holding Structure, Taxes and a Like-Kind Exchange

Which entity acquires each property, whether title is held in a single LLC or one per asset, and how a Florida land trust fits are decisions for the office’s attorney, taken before the contract names a buyer. Whether the purchase completes a like-kind exchange, how the sale will be taxed later and how the property is depreciated are decisions for the CPA, and the exchange in particular has fixed identification and closing deadlines that the brokerage tracks on the office’s behalf once the CPA and the qualified intermediary have set them. If any acquisition is to carry debt, consult a mortgage lender early, because the lender’s treatment of entities and of rental income shapes what can close on time.

From Contract to the Office’s Books

Closing a rental property means more than recording a deed. Rents and association dues are prorated to the day, deposits transfer with a written notice to each tenant, leases are assigned, utility accounts move, and the tenants receive a letter saying where to pay from the first of the next month. The brokerage prepares the handover package the controller needs on day one: the rent roll as closed, the reconciled deposits, the leases, the insurance binders, the vendor list and the property’s file from the data room. If the office wants the property managed in-house by the brokerage, the oversight page describes what that looks like; if it has its own manager, the package goes to them in the same form.

Our Privacy Standard

A confidentiality agreement before the first conversation: Ask and a mutual non-disclosure agreement comes to you or your representative before any detail is shared, and it covers everyone at the brokerage who works on the file.
Your name stays out of our marketing: BreakThru Realty does not use a client’s name, likeness, team or transaction in its advertising, social media, website or press, before or after closing, unless the client asks for it in writing.
Showings by appointment with verified buyers only: When you sell, your home is shown only to buyers whose identity and proof of funds or pre-approval have been checked, by appointment, with personal items and photographs put away beforehand.
Address withheld from internet display where the MLS allows: A seller can ask for a listing’s address to be kept off consumer websites within the rules of the multiple listing service, and for interior photographs to leave out anything personal.
One point of contact: A single named contact at the brokerage runs the file, so your details are not passed around an office.
We work through your people: If you would rather we deal with your agent, manager, business manager, attorney or family office, that is the channel we use, and nothing is sent anywhere else.
Documents by secure link, wires confirmed by phone: Files are shared by secure link rather than as open email attachments, and wiring instructions are always confirmed by a phone call to a known number before any money moves.

Discuss an Allocation

Tell us what you need, the timing, and how you would like to be contacted: directly, or through your agent, manager, business manager or attorney. You do not need to give a client’s name to start, and a confidentiality agreement can come before any detail is shared.

Direct and confidential: (786) 914-1017 · sales@breakthrurealty.com

Questions We Are Asked

Does the family office group handle office, retail or industrial buildings?: No. Those are commercial assets with their own leasing conventions, diligence and brokers, and the brokerage’s commercial division handles them. The family office group covers houses and condominium units held for rent and small multifamily buildings. Where an office’s allocation includes both, the two divisions share one data room and one reporting calendar.
How are tenant security deposits handled when a rented property changes hands in Florida?: Florida law requires the selling landlord to transfer the deposits and any advance rent to the buyer and to notify the tenants of the transfer, and the buyer then holds them under the same rules. The brokerage reconciles the deposits on the closing statement against each tenant’s signed estoppel so the office takes over exactly what the tenants are owed.
What does an underwriting memo from BreakThru Realty contain if it contains no projections?: Facts the committee can verify: the rent in place and what the leases commit to, deferred repairs, the likely change in property tax after reassessment, the insurance cost once the inspections are in, association charges and pending assessments, and a suggested reserve. The office’s own analysts apply their assumptions; the brokerage supplies the evidence and the recommendation.
Can a like-kind exchange be coordinated with the purchase of a rental property?: Yes, as long as the office’s CPA and qualified intermediary have set the structure and the deadlines before the search begins. The brokerage tracks the identification and closing dates, keeps the candidate list within what the exchange rules allow, and makes sure the contract names the entity the CPA and attorney have chosen. The tax advice itself stays with the CPA.
How does the brokerage find rental property that is not yet publicly listed?: By writing and calling owners of the kind of property the office wants, by watching the pre-market and coming-soon registrations the MLS allows, and by keeping in touch with builders releasing new units. None of that is secret inventory; it is outreach the office could do itself with more time, and each candidate is logged with its source so the committee knows who else is aware of it.

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