What other hotels did

8.9

A 3.2-point incentive, reset

Eastbound · 178 keys · Kansas City, MO

Claim.: Incentive reset without firing a GM the owner liked.
Evidence.: 24 months of fees vs owner cash; redline on hurdle and pack date.
Caveat.: This was not a sale. A different operator was not the product.

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The lobby waited. The baths did not.

The Holloway · 61 keys · Savannah, GA

Claim.: Capex went to baths because that is where the comments were.
Evidence.: Comment cluster vs spend; 61 baths complete; lobby $0.
Caveat.: The lobby still needs a future envelope. Unfashionable is not forever.

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8.6

Two GOP points, sleeping product untouched

The Annex · 164 keys · Chicago, IL

Claim.: Two GOP points without cutting the sleeping product.
Evidence.: Owner pack vs energy, mix, and rooms-labor lines; comment watch held.
Caveat.: Not 4 points. The attendant-cut slide would have made the number and broken the house.

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9.1

A kill is a successful job

Pine Court (pass) · 88 keys · Flagstaff, AZ

Claim.: A kill is a successful job.
Evidence.: Night-audit sample vs CIM T12; unbooked comps; capex in the basis.
Caveat.: A later, smaller deal closed. This memo was not a ‘never Flagstaff.’

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Nine points of mix, occupancy held

Glasswater · 310 keys · Miami, FL

Claim.: Nine points of mix with occupancy held.
Evidence.: Contribution after commission; occupancy ±2; mobile path time.
Caveat.: OTAs stayed. Darkening a channel was refused.

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8.7

A renewal decided before the lunch

Glasswater · 310 keys · Miami, FL

Claim.: 90-day vendor proof the owner could use.
Evidence.: Baseline vs post-period contribution after commission and media.
Caveat.: Attribution is still messy. The caveat stayed on the page.

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A documented no, on purpose

Rivermark · 205 keys · Nashville, TN

Claim.: Displacement math before the yes.
Evidence.: Group file with wash assumption and owner note.
Caveat.: One no does not make a culture. The rule has to survive the next RFP.

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8.2

Monday, one page, no lobby rebuild

Lakehouse · 52 keys · Traverse City, MI

Claim.: A Monday page the owner will open.
Evidence.: Inbox timestamps vs audit close for six weeks.
Caveat.: Needs a clean night-audit close. Garbage in is still a novel.

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A 6:15 note, not a Sunday spreadsheet

Dune Inn · 118 keys · Cape May, NJ

Claim.: Revenue judgment without a full-time seat.
Evidence.: Inbox timestamps, override log, CRS inventory owner.
Caveat.: Two days is not a 24/7 desk. Festival weeks still need a human on the phone.

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8.3

Saturday stopped being a one-night habit

Salt Porch · 74 keys · Folly Beach, SC

Claim.: A weekend floor the desk can defend.
Evidence.: Exception log vs PMS waives for twelve weekends.
Caveat.: February still sells one night. The calendar is the product, not a year-round slogan.

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Day 8, with names on the items

Iron Bridge · 110 keys · Pittsburgh, PA

Claim.: A month you can still steer.
Evidence.: Close calendar, bank vs PMS, owner-page timestamps.
Caveat.: Month one was a night-audit job. The books were not the first problem.

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The block released on the hour

Mill Row · 248 keys · Indianapolis, IN

Claim.: A group cutoff that released on the hour.
Evidence.: PMS block log vs transient pickup for eight weeks.
Caveat.: One account still washes 30%. The forecast is the product, not a slogan.

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The PIP stopped closing two floors in July

Harborview Select · 136 keys · Annapolis, MD

Claim.: A room-by-room PIP phased into shoulder months so peak-season keys stayed sellable.
Evidence.: Signed brand PIP rider, GC floor-release schedule, and PMS out-of-order log across two shoulder blocks.
Caveat.: A 136-key select-service box. Riser or elevator modernization still requires multi-week vertical stacks.

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Net room contribution beat the headline royalty pitch

Alder House Hotel · 98 keys · Charleston, SC

Claim.: A 10-year net contribution comparison across flag, soft-brand, and independent paths including full FDD fee stack and entry PIP.
Evidence.: Executed franchise addendum, FDD item-6/item-7 fee worksheet, and IC underwriting memo.
Caveat.: A 98-key leisure-heavy urban boutique; highway select-service houses rely more heavily on brand loyalty distribution.

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Debt sized on stressed DSCR survived the rate cap quote

Monarch Park Inn · 124 keys · Raleigh, NC

Claim.: Acquisition financing sized on stressed T12 DSCR and debt yield rather than broker pro-forma LTV.
Evidence.: Executed loan agreement, rate-cap confirmation, and three-lender covenant comparison matrix.
Caveat.: A 124-key cash-flowing select-service acquisition; heavy transitional turnarounds require bridge-to-stabilization covenants.

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8.6

The ground-lease reset and operator subordination were priced before LOI

Marina Wharf Hotel · 172 keys · San Diego, CA

Claim.: Pre-LOI abstraction of ground-lease rent resets, remaining term, and management termination rights.
Evidence.: Leasehold abstraction memo, lender mortgageability checklist, and signed LOI rider.
Caveat.: Commercial underwriting abstraction only — hospitality real-estate counsel still drafts and opines on the estoppel and SNDA.

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8.3

The cutoff was signed

Ash Court Inn · 118 keys · Baltimore, MD

Claim.: A dated working-capital cutoff both desks signed, with nameless AR samples.
Evidence.: Signed nightly sheets vs close binder for 14 nights.
Caveat.: A 118-key select-service. Not a REIT portfolio true-up.

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The roof had a year

Ridge Par House · 86 keys · Richmond, VA

Claim.: A PCA memo with named systems and years — no hidden year-two roof.
Evidence.: System list vs walk photos; IC pack dated.
Caveat.: An 86-key independent. Not a 400-key pipelined REIT.

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8.0

The packet was not a policy

Glasswater Inn · 142 keys · Chicago, IL

Claim.: A verified-outcome packet with inspectable evidence and a written caveat — not a policy.
Evidence.: Exported JSON vs the 30-day criterion the GM signed.
Caveat.: A 142-key lifestyle independent. Not a licensed insurance file. Harbor did not bind cover.

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