When the numbers don't work and the clock is running , we tell you what it actually costs, what it takes to execute, and whether it's worth it.
Independent due diligence and stabilization advisory for distressed multifamily. Serving special servicers, lenders, REO teams, and receivers — Texas-focused, nationally available.
TX troubled debt
Distressed units
Capital executed
The Problem
Distressed assets fail because disconnected parties each see only a piece.
PCA Firms
WHAT THEY SEE
Physical deficiencies
Replacement cost ranges
Code violations
WHAT THEY MISS
Loan performance impact
Execution feasibility
Contractor accountability
Property Managers
WHAT THEY SEE
Occupancy & leasing
Day-to-day operations
Resident relations
WHAT THEY MISS
CapEx scope & draws
DSCR & loan survival
Capital program oversight
Contractors
WHAT THEY SEE
Scope of work bids
Timeline milestones
Draw requests
WHAT THEY MISS
Owner's capital exposure
Lender reporting needs
Conflict of interest
The Market
25,000+ distressed units. $2.2B+ in troubled debt. Texas is ground zero.
HOUSTON
$770M+ UPB
DFW
$900M+ UPB
AUSTIN
$300M+ UPB
SAN ANTONIO
$210M+ UPB
Core Services
What Lone Maple Actually Does Once Engaged
Independent oversight across capital, operations, and execution — from diligence through stabilization.
Independent asset management advisory
Advising receivers, lenders, and special servicers on distressed multifamily assets, fully independent of GC and property management (no conflicts)
Hold-period underwriting and disposition scenario modeling
Validating BPO assumptions, capital requirements, phased CO restoration, and exit scenarios for lender and receiver reporting
Oversight structure analysis
Identifying embedded conflicts in existing PM/CM agreements (savings clauses, stacked fees, self-reporting) before capital is deployed
Capital & Construction Oversight
Capital program scoping and competitive bidding
Defining scope, running competitive bid processes (3-bid minimum), and verifying GC estimates against market benchmarks before capital is committed
Construction draw verification
Independent review of every draw against contracted scope and market rates, with full lien waiver documentation and no self-payment risk
GC integration and execution
Advisory through physical stabilization under one structure, ensuring no gap between the capital plan and execution on the ground
Stabilization & Asset Execution
Court-appointed receivership advisory
Embedded advisory from day one of receivership, including municipal engagement, CO restoration planning, and regulatory strategy
Stabilization planning and lease-up strategy
Occupancy recovery strategy, eviction program management, rent positioning, and leasing velocity coordination with third-party property management
Tax incentive and subsidy strategy
PFC, CHDO, and NOAH designation evaluation, with modeling of NOI impact on exit value
Owner and receiver reporting
Monthly reporting including construction status, draw summaries, and underwriting support for lender and receiver decision-making
Case Studies
Inside a Distressed Asset
Pricing
Three ways to engage, matched to where your asset is.
Rapid Asset Triage
5–7 days · Fixed scope
Operational risk summary
Capital exposure estimate
Occupancy & lease-up read
Go / No-Go recommendation
Operational Due Diligence
10–14 days · Full analysis
Full CapEx & PCA gap analysis
Loan survival & DSCR modeling
Lease-up feasibility model
Capital program budget
Stabilization strategy outline
Stabilization Strategy
Popular
2–3 weeks · Full program
All Tier 2 deliverables
Contractor procurement plan
Draw schedule & lien waiver
CO restoration roadmap
Lender reporting package
FAQ
Answers to your most common questions
What does the onboarding process look like?
What’s the minimum property size you work with?
How do you handle accounting and reporting?
Do you offer one-time consultations?
Contact us
Have a distressed asset? Get in touch .
