Lease obligations can materially affect a NNN investment. Eli Satra Shans applies his legal background to in-depth lease and investment analysis in his role as your real estate broker.
CA Bar
Licensed Attorney
CA + AL
Broker Licenses
450+
NNN Closings
$0
Extra Cost to Buyers
NNN leases shape your investment obligations. Here are the issues we examine as your broker and coordinate with your independent advisers during diligence.
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
Every lease is reviewed clause-by-clause — catching 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
Eli coordinates with your QI, lender, and escrow to keep the exchange on track and on time.
The Risk
Standard broker-drafted purchase agreements often lack protections against undisclosed liens, environmental history, or title defects.
ESS Group Protection
Eli analyzes the commercial terms as your broker and coordinates legal drafting and protections with your independent attorney.
Eli Satra Shans founded The ESS Group with a background in law and commercial real estate. His California Bar membership is a credential that informs his work representing buyers as their real estate broker.
Across 450+ NNN closings, Eli's brokerage analysis has focused on landlord obligations, renewal terms, co-tenancy provisions, and commercial purchase terms. He helps buyers evaluate investment risks and coordinates diligence with their independent advisers.
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
Legal background informing brokerage
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 | Review scope varies by brokerage | In-depth investment analysis as your broker, including exhibits and riders |
| Purchase Agreement | Standard commercial broker form | Commercial-term analysis as your broker, coordinated with your attorney |
| 1031 Exchange Guidance | Coordination scope varies by brokerage | Acquisition coordination with your QI, lender, and independent advisers |
| Hidden Obligation Identification | May miss lease riders and exhibits | Every landlord obligation identified before LOI |
| License | Real estate license only | CA & AL real estate broker with legal background |
| 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 analyzes lease obligations and investment risks as your broker, including exhibits and riders, and coordinates legal questions with your independent attorney.
04
Commercial terms evaluated as your broker. Acquisition work coordinated with your independent attorney, QI, lender, and escrow.
Eli applies his legal training to the investment analysis he performs as your real estate broker, examining lease obligations, rent schedules, guarantees, exhibits, and riders alongside the deal economics.
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.
The ESS Group sources and evaluates properties and coordinates acquisitions as your real estate broker. Your independent attorney addresses legal interpretation and document preparation, your tax advisers address tax treatment, and your qualified intermediary handles exchange administration. Eli coordinates the brokerage work with those specialists.
Eli holds real estate broker licenses in California and Alabama and a California Bar credential. His legal background informs his brokerage analysis; property searches and acquisition work are coordinated with local professionals as appropriate.
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.
You're not paying extra. Our seller-paid commission structure means you get a broker with a California attorney license — at the same cost as a broker-only advisor.