Employing broker: Landmark ACM, LLC · George Howell Ward, AZ Salesperson SA528635000 · Verify at ADRE

Practice Areas

Eight specialized practice areas covering the full distressed-property lifecycle across commercial and residential asset classes in Arizona and the Southwest.

Compliance posture across the eight practice areas: All representation operates under the supervision of Landmark ACM, LLC, an Arizona-licensed real estate brokerage. Distressed-property engagements observe ADRE R4-28-502 advertising rules + the relevant Arizona Real Estate Commissioner Substantive Policy Statements. Foreclosure-context engagements observe Federal FTC MAP Rule (Mortgage Assistance Relief Services) + Arizona ARS 33-2201 et seq. (foreclosure rescue cooling-off and cancellation rights) where applicable. Distressed-SFH outreach observes TCPA + Telemarketing Sales Rule + Arizona Title 44 Chapter 12. Series 82 is NOT currently held (targeted approximately 2027); the practice does not solicit or facilitate securities offerings.

1. Note Acquisitions

For: Note buyers · Investment funds · Family offices · Capital partners

Sourcing, underwriting, and acquisition coordination for performing and sub-performing real estate notes secured by Southwest commercial and residential collateral. The practice maintains direct relationships with CMBS special servicers, regional bank workout departments, and private lenders disposing of notes.

  • Note sourcing through direct lender relationships and through CMBS watchlist monitoring
  • Note underwriting integrating discounted-cash-flow modeling, foreclosure-timeline scenarios, and collateral re-valuation
  • Acquisition documentation coordination with buyer counsel and seller counsel
  • Post-acquisition strategy development (collect, modify, foreclose, sell, or workout)

2. REO Disposition

For: Banks · CMBS lenders · Investment funds · Trustees · Asset managers with mixed commercial-residential REO portfolios

Listing representation and disposition strategy for bank-owned, lender-owned, and trustee-owned real estate — across both commercial assets and single-family residential portfolios. Marketing combines institutional buyer outreach with motivated owner-occupier outreach. The combined residential brokerage background (earlier at Venture Realty) and commercial brokerage practice (currently at Landmark ACM, LLC) supports mixed-asset REO portfolio dispositions where one engagement spans office, retail, and SFH dispositions under unified representation. All listing representation conducted through Landmark ACM, LLC under ADRE-compliant procedures.

  • Disposition strategy: best-price-best-terms analysis, broker-opinion-of-value, market-timing recommendations
  • Institutional buyer outreach through capital partner network
  • Owner-occupier and motivated-buyer outreach for residential and small commercial REO
  • Listing agreement, marketing, showings, offers, contract, and closing through Landmark ACM ADRE-compliant process

3. Special Servicer Engagements

For: CMBS special servicers · CMBS B-piece buyers · Sub-servicing platforms

Coordination with CMBS special servicers on workout strategy, modification negotiations, deed-in-lieu structuring, and disposition. Practice covers all major asset classes within the CMBS universe (office, retail, multifamily, industrial, hotel-with-appropriate-restrictions).

  • Workout strategy development: modification, deed-in-lieu, A/B note, discounted payoff, or foreclosure path analysis
  • Borrower interface: behavior-pattern assessment, motivation analysis, modification feasibility scoring
  • Asset disposition support: market valuation, buyer outreach, marketing strategy
  • Trepp watchlist monitoring and proactive special-servicer outreach for emerging-distress properties

4. Bankruptcy Real Estate

For: Bankruptcy trustees · Debtor counsel · Creditor counsel · DIP financing parties

Real estate coordination for properties in Chapter 11 reorganizations, Chapter 7 liquidations, and out-of-court workouts. Network of Arizona bankruptcy attorneys for engagement coordination. Sale-of-property motion support, valuation testimony coordination, and Section 363 sale execution.

  • Pre-petition planning: real estate strategy options before bankruptcy filing
  • Section 363 sale execution: stalking-horse identification, marketing, auction coordination
  • Valuation testimony coordination with qualified MAI appraisers and litigation-experienced witnesses
  • Trustee real estate disposition for Chapter 7 estates with multiple property holdings

5. Distressed Multifamily

For: Investment funds · Family offices · Multifamily operators · Lenders

100–300 unit Class B and C multifamily in Maricopa County and across Arizona facing maturity pressure, occupancy decline, or owner distress. Acquisition representation, repositioning planning, and exit strategy. Integration with multifamily capital markets specialists in the broader network.

  • Acquisition representation for distressed multifamily assets
  • Operating-deficit analysis, repositioning capex planning, and pro-forma stabilization modeling
  • Capital partner introductions for value-add multifamily strategies
  • Disposition coordination via multifamily capital markets specialist network for stabilized assets

6. Zombie Office Repositioning

For: Office owners · Lenders · Conversion-strategy capital partners · Office tenants seeking advantageous leases

Office buildings where current value is materially below outstanding loan balance — Phoenix and Southwest exposure across Class A trophy, suburban Class B/C, medical office, and creative office. Conversion candidates (office-to-residential, office-to-industrial, office-to-mixed-use) and capital partner introductions for repositioning.

  • Loan-to-current-value gap analysis and workout-path recommendation
  • Repositioning feasibility: conversion economics, entitlement risk, capital requirements
  • Lender coordination on note workout, deed-in-lieu, or disposition
  • Conversion-strategy capital partner introductions

7. Distressed Single-Family

For: SFH investment funds · Asset managers with single-family portfolio dispositions · Note-pool holders with residential collateral · Capital partners with structured sourcing operations

Maricopa County single-family acquisitions and dispositions for capital partners with structured sourcing operations and for asset managers handling single-family portfolios that need representation. Particular fit for asset managers holding residential notes (including portfolios of 100+ single-family properties) where note disposition requires brokerage-side coordination with property-level execution. The practice brings combined residential brokerage background (earlier at Venture Realty) and commercial brokerage scale (currently at Landmark ACM, LLC) to portfolio engagements where residential transaction volume meets commercial-side institutional coordination. Coverage includes pre-foreclosure notices, tax delinquency, probate, divorce filings, vacant-property registries, REO portfolio dispositions, and note-pool collateral representation. Ethical outreach standards with TCPA, Telemarketing Sales Rule, and Arizona Title 44 Chapter 12 compliance.

  • Lead sourcing across nine channels: pre-foreclosure NTS, tax delinquency, probate, obituary matching, divorce filings, code enforcement, HOA liens, civil judgments, and direct mail
  • Ethical outreach standards: 30-day post-event minimum waiting period for obituary-derived leads; never-lead-with-knowledge-of-death; never-reference-divorce; lead-with-help-not-pitch
  • Acquisition representation through Landmark ACM under AZ Real Estate Commissioner Substantive Policy Statements compliance (licensed-wholesaling boundary)
  • Renovation and disposition coordination with vetted contractor network (George's 25-year Arizona KB-1 Commercial and Residential Contractor's license currently held under GWGC LLC informs technical due diligence; contractor-licensed perspective applied to distressed property condition assessment)

8. CMBS Workouts

For: CMBS borrowers · Special servicers · CMBS lenders · Investment partners

Borrower-side and lender-side representation on CMBS-served commercial loans in or near default. Modification feasibility analysis, deed-in-lieu structuring, A/B note restructuring, and disposition coordination. Direct working relationships with major special servicers across the Southwest.

  • Modification feasibility: cash flow analysis, debt-yield modeling, rate-lock assessment, term-extension scenarios
  • Deed-in-lieu structuring: tax-consequence analysis, deficiency-judgment management, recourse-protection coordination
  • A/B note restructuring: first-lien retention with second-lien write-down structuring
  • Discounted payoff negotiation with documentation by qualified CRE attorneys

Distressed asset in any of these categories?

Initial conversation is free. The practice frequently declines engagements where another specialist is a better fit and provides referrals when appropriate.

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