I find income property for buyers, and I check every building as if it were my own money.
Stores, offices, warehouses, light industrial and apartment buildings, roughly $1M to $15M, in Palm Beach, Broward, Martin and St. Lucie counties. My focus is buyers: finding the right building, checking it hard, and paying the right price.
What you get
Listings, screened daily
Listed buildings from the major commercial sources are checked every day against your criteria. You see the few that fit, not the hundreds that don't.
County records, not the brochure
Who owns it and for how long, what nearby buildings actually sold for, and, where county records allow, the loans, liens and lawsuits against it.
Conservative numbers
I rebuild the seller's income with realistic taxes after the sale, insurance, vacancy and reserves, so you see something closer to what you'd actually earn.
The checks a seller won't volunteer
Flood zone, contamination sites next door, tenant bankruptcies, leases ending soon, and owner-run businesses dressed up as investments.
Disciplined offers
An opening price and a walk-away price, in writing, before we negotiate. Most deals that go wrong were overpaid for on day one.
Owners open to selling
Some good buildings never get listed. I find owners who may be open to selling before they list. A phone call, done politely.
Depreciation, flagged
I'm not a CPA or tax adviser. But I point out buildings where a cost segregation study could matter (site work, parking, tenant improvements); since 2025 those parts can be deducted 100% in the first year. I can introduce the engineers who do the studies: Engineered Tax Services in West Palm Beach for a full-service study, or Cost Seg Smart for a lower-cost online one. I don't receive referral fees from anyone I recommend. Your CPA decides what applies to you.
Selling to buy, with a 1031
If you're selling one investment property to buy another, a 1031 exchange can defer the tax on the sale. It needs a qualified intermediary to hold the proceeds in between. Two I'd point you to: Deferred, which charges no exchange fee on a standard exchange, and IPX1031, the largest, owned by Fidelity National Financial. No referral fees to me. Your CPA and attorney decide whether an exchange fits.
The fee
In most commercial sales the seller pays the buyer's agent through the listing broker. If the seller offers more than 1.95%, the difference is credited to you at closing. If the seller offers less, our agreement says up front how the gap is covered. Every number shows on the closing statement.
| Purchase price | $3,000,000 |
| Seller offers the buyer's agent 3% | $90,000 |
| My fee, 1.95% | $58,500 |
| Credited to you at closing | $31,500 |
Working together
- A short written buyer agreement before we start. It states the fee and the terms below.
- Six months, and either of us can end it with 15 days' notice.
- You owe a fee only on properties I bring you. Anything you find on your own is yours, with no fee to me.
- No retainer and no upfront fees.
- A 90-day tail: if you buy a property I introduced within 90 days after we stop working together, the fee still applies.
- I also buy for my own account, so here is the rule: if I'm pursuing a building you're interested in, I tell you, and you get first call. I never compete with you on a building I've shown you.
- Your deposit goes to the title company or closing attorney, never to me.
How it works
- A call. What you want to own, how much cash, how you'll pay, and what you won't touch.
- The agreement. One short document. No retainer.
- A shortlist. Screened buildings as they come up, each with my numbers and the red flags.
- Offers. We set the opening and walk-away prices together, then I negotiate.
- Due diligence and closing. Inspections, leases, title and environmental, with your attorney and the title company.
Jeremy Salsburg is a Florida licensed real estate sales associate (SL3460348) with US Realty Hub, LLC. Trained as a mechanical engineer, with 27 years building software; the screening system behind this service is his own. Based in Palm Beach.