A triple net lease can contain obligations that change investment economics. Eli's legal background informs lease analysis, property evaluation, and negotiations in his role as your real estate broker.
Legal Training
Brokerage Perspective
CA + AL
Broker Licenses
450+
NNN Closings
$0
Extra Cost to Buyers
Lease provisions affect income, costs, and resale options. Here are investment issues we examine as your broker and coordinate with your independent advisers.
The Risk
Co-tenancy clauses, kick-out provisions, and unfavorable renewal terms that erode your income or allow the tenant to exit early.
ESS Group Protection
Investment-focused lease analysis as your broker identifies obligations to evaluate with your independent advisers before you sign.
The Risk
Some NNN leases labeled 'absolute' still require the landlord to fund a roof reserve, handle structural repairs, or maintain parking lots.
ESS Group Protection
Eli's legal training informs analysis of lease exhibits and riders as your broker, including responsibilities that affect investment economics.
The Risk
Violating the 45-day identification or 180-day closing rules, or selecting a replacement property that disqualifies the exchange.
ESS Group Protection
Eli coordinates acquisition work as your broker with your QI, lender, and escrow; eligibility and deadline compliance require specialist confirmation.
The Risk
Standard broker-drafted purchase agreements often lack protections against undisclosed liens, environmental history, or title defects.
ESS Group Protection
Eli evaluates purchase terms as your broker and coordinates document review with your independent counsel.
Eli Satra Shans brings legal training and commercial real estate experience to his work as your broker. His background informs investment-focused analysis of lease terms, purchase conditions, and property risks.
Eli evaluates landlord obligations, renewal provisions, co-tenancy terms, and purchase conditions as investment factors. He helps coordinate diligence with the independent professionals involved in your acquisition.
Eli is based in Los Angeles and serves accredited investors and 1031 exchange buyers across California and nationwide. The combination of Beverly Hills address, California bar membership, and NNN specialization is unique in the market — and available to you at no extra cost.
Legal Background
Training applied as your broker
CA & AL Real Estate Broker
Dual licensing across two states
450+ NNN Closings
$900M+ in transaction volume
Beverly Hills, CA
Serving investors nationwide
Same seller-paid commission. Dramatically different protection.
| Service | Broker-Only Advisor | The ESS Group (Buyer Brokerage) |
|---|---|---|
| Lease Review Depth | Scope varies by engagement | Investment-focused lease analysis as your broker |
| Purchase Agreement | Standard commercial broker form | Investment terms evaluated as your broker |
| 1031 Exchange Guidance | Coordination scope varies | Acquisition coordination alongside your QI and tax advisers |
| Hidden Obligation Identification | May miss lease riders and exhibits | Lease obligations evaluated during property diligence |
| License | Real estate license only | CA & AL real estate broker with legal training |
| Cost to Buyer | Seller-paid commission | Seller-paid commission — same cost, far more protection |
01
30-minute consultation to define your criteria — budget, target tenants, cap rate, 1031 timeline, and state preferences.
02
We source off-market and pre-market NNN deals matching your criteria. Every deal has been pre-screened for lease quality before you see it.
03
Eli reviews every lease clause-by-clause — every exhibit and rider. You receive a clear summary of all landlord obligations and identified risks before you sign.
04
Purchase terms evaluated as your broker, with acquisition coordination alongside your QI, counsel, tax advisers, and lender.
Eli's legal background informs detailed investment analysis as your broker. Lease obligations, rent provisions, renewal terms, and transaction conditions are evaluated alongside property economics, with specialist questions coordinated with your independent advisers.
The most common issues are: (1) co-tenancy clauses allowing rent reduction if an anchor tenant leaves; (2) kick-out provisions letting the tenant terminate early; (3) landlord reserve obligations hidden in lease exhibits; (4) unfavorable renewal option structures; (5) assignment restrictions that could prevent you from refinancing or selling; and (6) environmental representation gaps in the purchase agreement.
We help source properties, compare investment terms, negotiate as your broker, and coordinate acquisition work. Your independent counsel, tax advisers, qualified intermediary, lender, and property specialists handle their respective professional scopes.
Eli holds real estate broker licenses in California and Alabama. Discuss your target markets with us so we can explain the brokerage role and coordination with local professionals for the proposed transaction.
Buyer representation is free to you. In NNN transactions, the buyer's broker commission is paid by the seller — standard commercial real estate practice. You receive Eli's in-depth lease analysis as your broker at no additional cost beyond what you'd pay a broker-only advisor.
Discuss your criteria, our buyer-representation scope, and the proposed compensation arrangement. Eli's legal training informs his work as your broker.