Shock & Awe Pack Content
Created: April 22, 2026 Status: Draft — needs Greg/Neil review before printing Purpose: Physical FedEx package sent as Touch 4 in the COI outreach sequence
1. Haven Capital One-Pager
Front Side
HAVEN CAPITAL PARTNERS Turnkey Net Lease for Growing Operators
The Problem You're a multi-unit operator with 3–8 locations. Your unit economics work. Your customers are waiting. But your next location is stuck — because the real estate math doesn't.
SBA 7(a) maxes at $5M. A conventional construction loan ties up $500K–$1M in equity you need for operations. The build-out takes 18 months with five vendors to manage. Meanwhile, a competitor opens across town.
The Structure Haven acquires the land and funds the entire turnkey build — 100%. You sign a single-tenant net lease. No equity in the building. No personal guarantee on construction debt. No construction management headaches.
You walk into a finished space, plug in, and open.
How It Works 1. You bring the deal. A site, a lease concept, an expansion plan. 2. Haven underwrites. We evaluate the real estate and tenant credit. 3. We acquire and build. Land, entitlements, permits, construction — all Haven. 4. You sign a net lease. 15–20 years. Rent underwritten against your unit economics. 5. You open. Turnkey. Committed capital. On your timeline, not the bank's.
Who We Work With - Revenue $10M+ / EBITDA $1M+ - Properties $2M–$200M - Single tenant, nationwide - Dental, veterinary, fitness, QSR, childcare, medical, automotive, light industrial
The Team $6B+ in net-lease transactions. 700+ deals closed. 35+ years combined. - Ex-STORE Capital executives (Managing Director, SVP/Head of Acquisitions) - Ex-PennyMac, ex-Essent capital markets leadership - Construction & development partners with $850M+ developed
Back Side
Haven Capital Partners LLC 1018 Westhaven Blvd, Suite 106 Franklin, TN 37064
havenslb.com
Greg Jeffers — Managing Partner John Bradley — Partner, Head of Originations Neil Albritton — Partner (ex-STORE SVP, 500+ deals, $6B+ volume)
"We emptied the bank on each deal."
2. Deal Structure Diagram (text layout for designer)
THE HAVEN TURNKEY NET LEASE STRUCTURE
OPERATOR HAVEN CAPITAL
│ │
│ 1. Identifies growth opportunity │
│ ─────────────────────────────────> │
│ │ 2. Underwrites tenant + real estate
│ │ 3. Acquires land
│ │ 4. Funds turnkey construction (100%)
│ │ 5. Manages build to completion
│ │
│ 6. Signs net lease (15-20 yr) │
│ <───────────────────────────────── │
│ │
│ 7. Opens for business — turnkey │
│ │
WHAT THE OPERATOR GETS: WHAT HAVEN PROVIDES:
✓ No equity in the building ✓ 100% land acquisition
✓ No personal guarantee on ✓ 100% construction funding
construction debt ✓ Turnkey project management
✓ No construction mgmt burden ✓ Single-tenant net lease
✓ Working capital stays in ✓ Properties $2M–$200M
the business ✓ Nationwide coverage
✓ Opens faster (9 mo vs 18 mo)
✓ Predictable rent = predictable
growth math
3. SBA 7(a) vs. Haven Turnkey Net Lease — Side-by-Side Comparison
| SBA 7(a) Loan | Haven Turnkey Net Lease | |
|---|---|---|
| Max deal size | $5M (hard ceiling) | $2M–$200M (no ceiling) |
| Operator equity required | 10–20% ($200K–$1M on a $5M deal) | $0 — Haven funds 100% |
| Personal guarantee | Yes — SBA requires PG | No PG on construction debt |
| Construction management | Operator manages 5+ vendors | Haven manages everything — turnkey |
| Timeline to open | 12–18 months typical | 9 months typical |
| Ongoing obligation | Monthly debt service (P&I) | Monthly rent (net lease) |
| Balance sheet impact | Debt on operator's books | Off-balance-sheet (operating lease) |
| Growth path | Maxed at $5M — then what? | Unlimited — Haven funds every location |
| Best for | First 1–3 locations | Locations 4–50+ |
The bridge: SBA gets you started. Haven gets you scaled.
Most operators we work with used SBA for their first locations, hit the $5M ceiling, and came to Haven for everything after. We're not replacing your banker — we're extending the runway.
4. Broker Commission Matrix (for Tenant Rep Broker packages only)
How Tenant Rep Brokers Earn on Haven-Funded Deals
| Deal Type | Your Role | Your Commission |
|---|---|---|
| New build — tenant rep | You represent the tenant in site selection. Haven acquires the site and builds. Tenant signs net lease. | Standard tenant rep commission on the lease. |
| Sale-leaseback — disposition | Your tenant owns a location and wants to monetize the real estate. Haven acquires the building. Tenant signs a long-term net lease and keeps operating. | Sell-side commission on the disposition. |
| Portfolio sale-leaseback | Your tenant owns 3–10 locations. Haven acquires the portfolio. Tenant leases all locations back. | Portfolio-level sell-side commission. |
| Referral only | You introduce an operator to Haven. Deal closes. | Referral fee (negotiate case-by-case). |
Key point: Haven doesn't compete with tenant reps. We fund deals that otherwise stall because the tenant doesn't have real estate capital. Your commission exists because Haven is in the deal — without us, there's no deal to commission.
How to identify a Haven-fit tenant: - Multi-unit operator (3+ locations) - Revenue $10M+, EBITDA $1M+ - Wants to grow but real estate capital is the bottleneck - Has maxed SBA or doesn't want to tie up equity in buildings - Needs a single-tenant build: dental, vet, fitness, QSR, childcare, medical, auto
How to make the introduction: Email Jason Drewelow at Haven Capital Partners: [jason@havenslb.com — needs verification] Or call: [phone — needs addition] Subject line: "Tenant introduction — [tenant name] — [city]"
5. Referral Process One-Pager (for SBA Lender packages only)
When Your Borrower Outgrows SBA — The Haven Referral Path
Step 1: Identify the borrower Your SBA client has 3+ locations, $10M+ revenue, and wants to keep growing — but they've maxed their 7(a) capacity at $5M, or the next location is too large for SBA.
Step 2: Make the introduction Email or call Haven Capital Partners. Provide: - Borrower name and concept - Number of existing locations - Approximate revenue and EBITDA - Next location: city, size, estimated cost - Timeline
Step 3: Haven takes it from here We underwrite the tenant and the real estate. If it fits, we acquire the land, fund the build, and deliver a turnkey facility. Your borrower signs a net lease.
Step 4: You keep the relationship The borrower's operating accounts, lines of credit, equipment loans, and future SBA deals (for new concepts) stay with you. Haven only takes the real estate off the table.
What changes for you: - Your borrower keeps growing (instead of stalling at $5M) - Your banking relationship deepens (more operating activity = more deposits) - You become the banker who "figured out" their growth capital problem - You get a Haven referral contact for every future borrower in this profile
What doesn't change: - Your existing SBA relationship - Your fee income on operating products - Your borrower's loyalty
6. Capital Structure Comparison Card (for CPA/Advisor packages only)
Real Estate Capital Options for Growing Multi-Unit Operators
| Option | Equity Required | Timeline | Balance Sheet | Max Size | Best For |
|---|---|---|---|---|---|
| SBA 7(a) | 10–20% | 12–18 mo | On-balance | $5M max | First 1–3 locations |
| SBA 504 (with CDC) | 10% | 14–20 mo | On-balance | $5.5M max | Owner-occupied, single location |
| Conventional construction loan | 20–30% | 12–24 mo | On-balance | Varies | Developers, high-equity operators |
| Self-funded | 100% | 6–24 mo | On-balance | Cash-limited | Cash-rich operators |
| Haven Turnkey Net Lease | 0% | 9 mo | Off-balance | $2M–$200M | Locations 4–50+ |
For your client's exit planning: - Owning real estate complicates exits: buyer must acquire both OpCo and PropCo, or a carve-out negotiation happens at closing - Haven's net lease separates OpCo from PropCo cleanly — buyer acquires the operating business only - Result: simpler transaction, faster close, potentially higher multiple (asset-light businesses command premium valuations)
For your client's tax planning: - Net lease rent is a fully deductible operating expense - No depreciation recapture on exit (Haven owns the building) - Working capital stays deployed in the operating business (higher ROE)
7. Case Study Template (needs Greg/Neil to select the deal)
[OPERATOR NAME] — [CITY, STATE]
The Operator: [Description — # of locations, revenue, vertical]
The Challenge: [What was blocking growth — SBA ceiling, equity, timeline, construction complexity]
The Haven Structure: - Haven acquired [describe: land, existing building, portfolio] - Haven funded [$ amount] in [construction / renovation / acquisition] - Operator signed a [term]-year net lease - Operator opened in [timeline]
The Result: - Operator equity deployed: $0 in real estate - Time from engagement to opening: [X months] - Operator now operating [Y] locations, up from [Z] - Banking relationship intact with [original bank]
What the operator said: "[Quote — needs sourcing from Greg/Neil]"
Note: Greg and Neil need to approve which deal(s) to use as the case study. Options from the knowledge base: - The "$10M SLB + future construction" reference from havenslb.com - A scrubbed STORE Capital transaction (Neil's 500+ deal history) - The Workout Anytime / fitness franchise deal (in pipeline now — may be too early)
Package Assembly Checklist
| Item | Version | Print Spec | Status |
|---|---|---|---|
| Haven one-pager | Draft above | 2-sided, heavy card stock, Haven brand colors | NEEDS DESIGN |
| Deal structure diagram | Draft above | 1-sided, 8.5x11, infographic style | NEEDS DESIGN |
| SBA vs Haven comparison | Draft above | 1-sided, 8.5x11 | NEEDS DESIGN |
| Broker commission matrix | Draft above (broker packages only) | 1-sided, 8.5x11 | NEEDS DESIGN |
| Lender referral process | Draft above (lender packages only) | 1-sided, 8.5x11 | NEEDS DESIGN |
| CPA capital structure card | Draft above (CPA packages only) | 1-sided, 8.5x11 | NEEDS DESIGN |
| Case study | TEMPLATE — needs deal selection | 1-sided, 8.5x11 | BLOCKED on Greg/Neil |
| Handwritten note card | Template in sequences doc | Blank card, Haven letterhead | NEEDS PURCHASE |
| Business cards | Existing Haven cards | Standard | CHECK with Pat |
| FedEx padded envelope | — | 10x13 padded | NEEDS PURCHASE |
Estimated cost per package: $8–$12 (printing + FedEx flat rate) For 25 Tier 1 targets: ~$250–$300 total
Designer needed: These drafts are content-complete but need visual design matching havenslb.com brand. Pat Jeffers or an outside designer can lay these out.