FIVE STEPS THAT REMOVE
MOST OF THE MARKET
BEFORE YOU SEE IT.
The market hands you every listing at once. The work is knowing which ones to ignore. We start from what you will not accept, and remove everything in the market that fails it.
Before you even see a listing, you'll know what's not for you.
The method
Start with what you
cannot tolerate.
"What do you want" produces a wish list. We ask instead what you will not accept, because that is answerable on the first call.
We flip it. Before you see a single listing, you define what you absolutely cannot tolerate. The list is usually short. And it kills most of the market in minutes. That's exactly the point.
A zone you've only seen on a good day.
Noise at 2am, flooded roads in rainy season, the bar that never sleeps below your window. None of that shows up on a sunset tour. What you buy is the routine.
A pre-sale with a render and a promise.
No building permit confirmed. No delivery history from this developer. No construction started. Until there is a permit and a start of works, what you are paying for is the developer's plan.
A payment plan that 'feels manageable.'
Pre-construction financing looks fine until month 20, no delivery date, and you're still paying. Add closing costs, HOA, fideicomiso fees, RETUR-Q compliance. The real number is never the brochure number.
99 strangers who co-own your decisions.
HOA votes, maintenance conflicts, WhatsApp groups you can't exit, neighbors you've never met. In a 100-unit tower, your autonomy is roughly 1% of every decision made about the place you own.
Costs that weren't in the brochure.
Closing alone runs 6–10%. Add the annual side, trust fee, property management, maintenance and taxes, and the first year lands closer to 6–15% of what you thought the transaction cost. Model it before you fall in love.
What comes out is a hard floor: the conditions below which nothing moves forward, regardless of how attractive the render looks.
The five steps
After the hard floor
THE WHOLE MARKET
Every listing on the table, before a single criterion is applied.
- 01REALITY FILTER
- 02ZONE INTELLIGENCE
- 03PRODUCT FIT
- 04FINANCIAL ARCHITECTURE
- 05EXECUTION
THE SHORTLIST
What survives, each option carrying the reason it survived.
Step 1 of 5 · Reality Filter
What your capital
can actually do.
Budget, liquidity, timeline, and the real cost of entry. Once the hard floor is set, this is where the numbers get tested against what you can actually do.
A tool you can run on your own numbers. It doesn't stand in for this step, the step is what we do with what it turns up.
If your goal is a 10% net yield but realistic occupancy in that zone runs 40% of the year, the math doesn't hold, and we'll say so before you fall in love.
Step 2 of 5 · Zone Intelligence
Where that capital
actually survives.
Quintana Roo is dozens of microzones with different demand, infrastructure, oversupply, and risk. The same budget that wins in one zone loses in the next. We map yours against recorded transactions and permits.
516
Developments tracked
7,800+
Units in the dataset
Step 3 of 5 · Product Fit
Match the intent
to the product.
What are you actually trying to do: flip, hold, rent, or live in it? Each intent has its own formula and its own red flags. We break it down on a simple matrix, before you fall in love with anything.
Flip in 12 months?
Needs liquidity + exit-ready structure
Cash flow immediately?
Rental yield, occupancy rate, seasonality
Hold long-term for appreciation?
Infrastructure, zoning, trajectory
Use it as a second home?
Usage windows, maintenance, net yield trade-off
The trade-off matrix
You cannot win at everything. Naming the trade-off is the starting point. Every intent has a ceiling. Once you know yours, we stop spending time on the wrong options.
The more you want in rents the less you gain in appreciation.
The more you expect to flip the more liquidity you need upfront.
The more you rely on future value the stronger the current structure must be.
The dismissal
Disqualifying early is cheaper than discovering the problem at the closing table. Sometimes no property is the right property, and that is a valid outcome of this step.
Ready to run a property through the filter?
Book the 30-min call →Step 4 of 5 · Financial Architecture
The honesty gate,
then the numbers.
Three conditions send a case back to the waiting room, whatever the budget.
If you're not ready to share your real financials
If you're not the actual decision-maker
If you're counting on a maybe-credit-approval next month
Qualify fast, decide calmly. If the structure doesn't hold, the right answer is to wait.
Step 5 of 5 · Execution
One call,
then the work.
The filter does the work; the call qualifies fit. The exploration call is USD 100, paid upfront and credited toward whatever you do next, and in thirty minutes you'll know whether there's a real conversation to have, then we negotiate, close, or walk away.
What you can get right now, at your actual budget
What would require more capital or a different timeline
What's simply not viable and why
If there is no match, we say so on the call and there is no follow-up.
What you'll see is what made it through
What survives the filter
is what reaches you.
You get a short list of options, each one carrying the reason it survived.
Title chain traced at the public registry
Rental and appreciation potential modeled on zone data
Exit strategies documented
Total cost modeled, including the annual side
If it doesn't pass our filters, it doesn't make it to your screen.
See the same discipline running today, project by project, at our published project analyses, each one stating who it does not suit.
The system
Run your case
through the five steps.
If it fits, we move. If it does not, you leave knowing what to check on your own.
The call is with Vinny. Thirty minutes · USD 100, paid upfront and credited toward whatever you do next, and he tells you on the call whether this is work we can take.