Asset metrics and decisions—direct mix, RM without a full-time analyst, owner one-pager, 90-day vendor proof.

Get operations ready so a buyer will underwrite

When I plan to sell in two to four quarters, I want the house operable on paper so a buyer’s night-audit sample does not become a price chip.

8–16 weeks before a teaser · 5 who · 1 case

Build a hotel data room a buyer can trust

When we go to market, I want a room indexed like evidence so diligence is a conversation about the hotel, not a hunt for the ground lease.

3–6 weeks · 4 who · 1 case

Choose a hotel broker without buying a brochure

When I sell or buy a hotel, I want a desk that matches the comparable set — not a compliment that cannot name a public tape.

2–4 weeks to hire; the sale is longer · 3 who · 1 case

Shift mix off OTAs toward brand.com

When commission is a surprise every month, I want a mix path that holds occupancy so I am not buying 'direct' with empty rooms.

Two to four quarters to a first 5–10 points · 4 who · 1 case

Turn owner questions into a one-page answer

When the owner texts five questions on a Sunday, I want one page Monday morning so I am not rebuilding the P&L in the lobby.

2–4 weeks to a trusted Monday · 4 who · 3 cases

Prove a vendor paid for itself in 90 days

When a contract is up and the deck is all logos, I want a 90-day proof so I can renew, cut, or renegotiate on a number the owner will read.

2–4 weeks of evidence, not a new project · 3 who · 2 cases

Sable Underwriting Desk

Buy-side hotel underwriting for 40–200 key independents — ops reality, not just a trailing twelve.

US independents

Ashcroft Asset Advisors

Independent owner advisors for GOP, management agreements, and capex sequencing — not a brand desk.

US, 40–400 rooms

Meridian Ops Partners

Former cluster GMs who run 30–90 day occupancy recoveries without burning the rate book.

US independent & soft-brand, 60–350 rooms

The sale file was the product

Harbor House Charleston · 48 keys · Charleston, SC

Claim.

A dated sale file with zero guest names and a T12 the first buyer could rebuild.

Evidence.

Index dated; folio samples without names; PMS-to-P&L gap memo in the room.

Caveat.

A 48-key historic independent. This is not a 400-key REIT disposition.

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.’

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.

Renegotiate a management agreement

When the fee, the reporting, or the incentive no longer matches the hotel I own, I want an owner-side brief so I can change the paper without starting a war I cannot finish.

8–16 weeks of paper and calls · 2 who · 1 case

Decide lobby refresh vs rooms capex

When both the lobby and the rooms look tired, I want an evidence-led sequence so I spend the next dollar on the guest job that actually books.

4–8 weeks to a decision memo · 3 who · 1 case

Lift GOP without cutting the guest experience

When GOP is short and every save looks like a guest cut, I want a bridge that names the trades so I can take cost that guests do not buy.

One to two quarters to a new run-rate · 5 who · 1 case

Underwrite a boutique hotel acquisition

When I am about to buy a 40–200 key independent, I want an ops-true memo so I do not pay for a T12 the night audit cannot support.

3–6 weeks of real diligence · 4 who · 1 case