Ashcroft Asset Advisors

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

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

Hand a new GM a 30-day ops truth pack

When I walk a new house, I want the numbers the last GM did not write down so I do not spend 30 days discovering the real night audit.

10–15 days to assemble · 5 who · 2 cases

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

Close the month before the decisions leave

When the P&L arrives on the 22nd and the owner already spent the month, I want a close I can steer with — PMS, bank, and a reconciling list with names.

One close to see it; three to trust it · 4 who · 1 case

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

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

Underwrite a hotel acquisition like an operator

When I am about to buy, I want a memo that rebuilds the T12 from ops evidence, names the basis risk, and is allowed to kill the deal.

3–6 weeks · 5 who · 1 case

Decide flag, soft brand, or independent before you price it

When affiliation is the argument, I want a cash-flow comparison — fees, PIP, mix, buyer set — not a logo debate.

4–8 weeks · 3 who · 1 case

Read the ground lease and the management agreement

When the CIM mentions a lease or an operator in a footnote, I want those contracts treated as the deal — because they are.

2–4 weeks · 3 who · 1 case

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.

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.

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.

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.’

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.

A new GM, ten pages, day three

Pine Court · 88 keys · Flagstaff, AZ

Claim.

A 30-day truth pack a GM will open.

Evidence.

Meeting notes from day 3; closer backup trained by week 3.

Caveat.

The pack is not a substitute for walking rooms.

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.

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.