Most NNN investors don't realize how much legal risk is buried in a standard triple net lease. Eli Satra Shans is a California-licensed attorney AND real estate broker — giving you attorney-level lease review on every deal, at no extra cost.
CA Bar
Licensed Attorney
CA + AL
Broker Licenses
450+
NNN Closings
$0
Extra Cost to Buyers
NNN leases are legal contracts. Most brokerage advisors aren't qualified to review them as such. Here's what gets missed — and how an attorney-broker catches it.
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
As a licensed California attorney, Eli reviews every lease for hidden landlord obligations before you sign, not after.
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
A broker-only advisor may not catch these. Eli identifies every landlord obligation buried in lease exhibits and riders.
The Risk
Violating the 45-day identification or 180-day closing rules, or selecting a replacement property that disqualifies the exchange.
ESS Group Protection
As both your legal and brokerage advisor, Eli coordinates with your QI, lender, and escrow to keep the exchange on track.
The Risk
Standard broker-drafted purchase agreements often lack protections against undisclosed liens, environmental history, or title defects.
ESS Group Protection
Eli drafts or reviews every purchase agreement with an attorney's eye — not just the standard broker form.
Eli Satra Shans founded The ESS Group after a career that uniquely combines legal practice and commercial real estate brokerage. As a member of the California Bar and a licensed real estate broker in California and Alabama, Eli brings a legal dimension to NNN advisory that no pure brokerage firm can offer.
Over 450+ NNN closings, Eli has reviewed thousands of triple net leases — identifying landlord obligations, unfavorable renewal terms, co-tenancy traps, and purchase agreement gaps that standard broker-only advisory misses. This legal precision has saved clients from bad deals and structured the right protections into good ones.
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.
California State Bar
Licensed attorney — not just a 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 (Attorney + Broker) |
|---|---|---|
| Lease Review Depth | Surface-level — broker terms, not legal analysis | Full attorney review of every lease, exhibit, and rider |
| Purchase Agreement | Standard commercial broker form | Attorney-drafted with full investor protections |
| 1031 Exchange Guidance | General advice — refer to your attorney | Legal + brokerage coordination in one engagement |
| Hidden Obligation Identification | May miss lease riders and exhibits | Every landlord obligation identified before LOI |
| License | Real estate license only | CA attorney + CA & AL real estate broker |
| 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 as your attorney — every clause, exhibit, and rider. You receive a written summary of all landlord obligations and identified risks before you sign.
04
Purchase agreement drafted or reviewed by Eli. QI and 1031 coordination managed. Close with full legal and brokerage coverage in one engagement.
NNN leases are complex legal contracts — often 50–100+ pages with exhibits, riders, and amendments. A broker reviews the deal economics. An attorney reviews the legal structure. When your advisor is both, you get complete protection: cap rate analysis AND a legal review of every clause that could affect your income, your obligations as landlord, or your ability to sell.
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.
In most NNN transactions, having a combined attorney-broker representing your interests covers the full scope of legal and brokerage review. We recommend every investor use their own CPA or tax advisor for exchange planning, and your QI for 1031 logistics. For particularly complex transactions — seller financing, DST components, or unusual lease structures — we may recommend additional legal counsel.
Eli Satra Shans holds a California attorney license and real estate broker licenses in California and Alabama. For NNN properties in other states, we operate as the buyer's broker (no state-by-state broker license required for buyer representation in most NNN transactions) and perform attorney-level lease review in all 50 states.
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 full attorney-level lease review and legal protections at no additional cost beyond what you'd pay a broker-only advisor.
You're not paying extra for legal protection. Our seller-paid commission structure means you get a licensed California attorney reviewing every lease in your deal — at the same cost as a broker-only advisor.