project active deal devine

Prospect: Ryan Devine (rdevine@vizance.com, 262-408-7030)
Source: Inbound — Daniela Guzman forwarded 4/27, Adam-Fleckles-adjacent referral via realtor

Properties (3 options Ryan is choosing between, all Granby Ranch):

Projection numbers (one-big-number format per Rachel coaching):

• 2026-04-27 ~21:00 MDT: Daniela forwarded Ryan's inquiry. Rachel cc'd. Substantive 3-property request — flagged for Joseph personal handling.
• 2026-04-27 21:01Z: Rachel directive — "share with me BEFORE sending to prospect"
• 2026-04-28 02:48Z: Live-ea retool — applied Rachel "one big number, not three" coaching across deliverables. Built XLSX (8 sheets), PDF, deck for all 3 props. Backups preserved.
• 2026-04-28 09:33 MDT (15:33Z): Devine-Rachel-v2 sent (Joseph → Rachel) with stabilized big numbers for all 3 props
• 2026-04-28 10:07 MDT (16:07Z): Devine-Ryan prospect-facing email SENT (Joseph → Ryan) with one-big-number framing
• 2026-04-28 17:54Z: Ryan reply #1 — "Thanks Joseph! This is really helpful. Monday May 4th might work. Let me talk to my wife Kim tonight and I will get back to you."
• 2026-04-29 00:54Z: Ryan reply #2 — "Joseph Can you do Monday afternoon anytime after 2 pm your time? Thanks Ryan" — concrete time anchor; Kim signed off implicitly
• 2026-04-29 14:48Z: Ryan reply #3 — "Can we say 4pm your time?" (further refined the anchor)
• 2026-04-29 14:49Z: Joseph reply — "That works, I'll get it on our calendars" (verbal lock)
• 2026-04-29 15:05Z: Kim Devine reply (kdevinehomes@gmail.com) — "Look forward to talking then!" (joint engagement confirmed)
• 2026-04-29 21:03Z: QB-quarterback queued redraft qb-redraft-devine-may4-confirm-2026-04-29T21:03:31Z — Mon May 4 2:30pm MT confirm + Meet link (NOTE: 2:30 vs 4pm — needs reconciliation; Joseph's verbal lock above was 4pm Joseph-time, but the QB redraft says 2:30pm MT — likely the redraft used the earlier "after 2pm" anchor before today's 4pm refinement was visible. Resolve before sending.)
• 2026-05-04 22:00Z: Call completed — 1hr verbatim transcript (gmail msg 19df527cf6c52323). Ryan accepted 4pm invite at 3:17pm MDT. Kim did not join. Decision window: end of week (~5/8-9). Ryan's gut: P1 (866 Black Feather). May 11 2pm MT 2nd meeting set (HS 109150400323).
• 2026-05-05 14:45Z (8:45 AM MDT): Ryan inbound in thread 19dd4d08b6414e2b — questioning 30%-vs-15% net-revenue spread on Black Feather projection (gmail msg 19df899e575b58dc). Math is correct; live-ea drafted RED reply r180965399154036499 at 15:05Z.
• 2026-05-05 16:13Z (10:13 AM MDT): Joseph reply SENT into thread 19dd4d08b6414e2b — gmail msg 19df8eaabb77ab62 (verified via gmail-deep-scan 18:04Z joseph_outbound_skipped ledger; pending_drafts direct-drafts-2026-05-05-devine-projection-30vs15 purged from queue). Re-anchored 30% flat per call agreement, walked through gross→net math line-by-line, surfaced "where did 15% come from?" without challenging. Awaiting Ryan response.

Stage: discovery_complete_2nd_meeting_reschedule_pending (Ryan declined May 11 2pm MT slot — Joseph asking for new windows; awaiting Ryan reply)
Last touch: 2026-05-07 16:08Z — Joseph reply asking Ryan for new meeting windows (after Ryan's decline at 15:18Z).

5/5 inbound — Ryan's question: "It looks like the net revenue for each property in the projections has a 30% reduction rather than a 15% reduction. Example: projected revenue for Black Feather is $81,993 but the net revenue is $57,395. Can you explain this to me?"

• Math is correct: $81,993 gross × 30% = $24,598 mgmt fee → $57,395 net to owner
• Where 15% likely comes from (descending probability): (1) buyer's remorse / paper-vs-verbal disconnect now that Ryan is running the math himself; (2) competing PM quote (15% on top of OTA fees, not full-service); (3) confusion with cleaning-fee/platform-fee structure
• What Ryan agreed to in 5/4 call (verbatim line 23-25 of transcript): Joseph said "30% pretty firm... happy to run that up the flagpole, but my gut inclination is gonna be 30%" — Ryan acknowledged in real time
• Joseph's reply posture (live-ea draft): re-anchor 30% flat (per call agreement), explain net-to-owner math line-by-line, surface "where did 15% come from?" without challenging, no rate discount; defer 15%-flex conversation to May 11 hybrid responsibility-split meeting
• Action: Joseph review draft r180965399154036499 and send into thread 19dd4d08b6414e2b by Wed 5/6 EOD. Do NOT cave on rate. The lever is responsibility split, not discount.

HS object IDs (canonical references):

• Ryan contact: 218453875343 (rdevine@vizance.com, lifecyclestage=opportunity, owner Joseph)
• Kim contact: 218454001274 (kdevinehomes@gmail.com, lifecyclestage=opportunity post-call, owner Joseph; Lead of Team Devine — The Real Estate Studio, 262-227-6462)
• Deal: 59826471786 "Devine - Granby Ranch (3 property options)" — qualifiedtobuy, default pipeline, $1000 commission (Bowens Sourced)
• Today's meeting: 108878870276 ("Granby Ranch — projections call (1st meeting)", May 4 22:00–23:00Z, outcome=COMPLETED, full body 4.6K chars, assoc Ryan+Kim+deal)
• May 11 follow-up meeting: 109150400323 ("SkyRun/Devine 2nd Meeting", May 11 20:00Z = 2pm MT, assoc Ryan+Kim+deal)
• Open task: 109154000654 ("Devine prep — hybrid responsibilities one-pager + P1 number reconciliation", HIGH priority, due 2026-05-08, assoc Ryan+Kim+deal)
• Premature task: 108904254532 ("Send Contract for Devine"; NOT_STARTED — leave pending until they pick)

May 4 call outcome (verbatim transcript in gmail msg 19df527cf6c52323):

• Ryan accepted 4pm invite at 3:17 PM after 3:05 PM "I had down today to chat at 2pm" confusion. Kim did NOT join the call.
• Decision window: end of THIS week (~May 8/9). Ryan has one other PM call this week.
• Ryan's gut → P1 (866 Black Feather). "Safest entry point," 5BR + bonus = effectively 6BR, the property he loves most.
• P3 hesitation handled — anchored on the Granby Ranch existing-5BR comp at $68K. Joseph reframed: that comp has no hot tub, no ski-in/ski-out, "down the hill." Ryan accepted but still cautious on price.
• P2 layout shift caught — they plan to convert the ski room into a 5th bedroom. Projection currently built on 4BR; rerun as 5BR if P2 advances.
• Source correction — Ryan said twice "you guys came recommended by our lender." Lender warm + paid Google search inbound, NOT realtor-referral.
• Verbal numbers vs paper (must reconcile):

Deal driver — hybrid management for tax status:

• Kim is a licensed real estate agent (verified: Lead of Team Devine, kdevinehomes.com, 262-227-6462).
• Targeting real estate professional tax status — requires Kim 10+ hrs/wk on the property.
• Ryan asked twice whether 30% has flexibility relative to involvement. Joseph held 30% firm; cracked door: "happy to run that up the flagpole" pending detail on responsibility split.
• The lever for May 11 is the responsibility split, NOT the rate. Need a hybrid responsibilities one-pager: what they own (cleaning inspection, linen swap, light maintenance ticketing, owner-side documentation) vs. what SkyRun owns.

Operational answers Joseph delivered (covered in call):

• OTA stack across the board incl. own portal; Marriott Bonvoy points accepted — VERIFY before putting in writing.
• Real-time pricing tech stack; not set-and-forget.
• Local teams, 3-touch turnover (initial check-in/strip → cleaning crew → inspection), 24/7 maintenance + phones.
• Hot tub vendor relationship + maintenance owned by SkyRun.
• Cleaning fee: built into nightly rate, $50/room flat, broken out for guest.
• Pets: big SEO needle-mover, case-by-case by breed, Rental Guardian umbrella required (Ryan TBD).
• Garage spots: 1.5-car not a concern; one spot covers typical guest pattern.
• Furnishing: SkyRun designer + 30–60% off via vendor partnerships. Devines + realtor angling for builder furnishing credit on Lot 100/113.
• Sauna: not a needle-mover, soft-deprioritize.

Joseph todo before May 11 (encoded in HS task 109154000654):
1. Hybrid responsibilities one-pager.
2. Reconcile P1 verbal $88K vs paper $82K — decide which to honor.
3. Verify Marriott Bonvoy claim before it shows up in writing.
4. Builder furnishing-credit talk-track for Lot 100/113.
5. Rerun P2 projection as 5BR (with caveat) if P2 advances.

What NOT to put in writing:

• $88K P1 (until reconciled with paper).
• Any commitment below 30% (the lever is the responsibility split, not the rate).
• Specific competitor occupancy %.

Next meeting: Mon May 11, 2pm MT / 3pm CT, with both Ryan AND Kim (apologized in-call for missing Kim on first invite; second invite already sent — Joseph confirmed).
Joseph travel context: Texas Sun May 10 surprise for Mother's Day, back to valley by 11am MT Mon May 11 ahead of 2pm call.

Commission: Bowens Sourced — $1,000 per closed lead

Why this matters: First multi-property prospect in active pipeline. Three different deal sizes, three different builders/sellers, three different tax IDs, all under one prospect — a good test of the new one-big-number deliverable format Rachel just coached.

How to apply: When Ryan responds, decide projection vs walkthrough vs discovery call. If he picks P3 ($185K stabilized), this becomes the highest-revenue property in the pipeline.

• 2026-05-07 15:18Z: Ryan declined the scheduled May 11 2pm MT 2nd meeting — gmail msg 19e02fcb12f1c440 (per gmail-deep-scan today). Quote: "Hi Jospeh I cannot make this time now can we find a different time? Thanks". Decline event recorded as RED prospect_reply by gmail-deep-scan 19:03Z.
• 2026-05-07 16:08Z: Joseph replied asking Ryan for new windows (per gmail-deep-scan note). Awaiting Ryan's reply with new times. Reschedule pending.

Current next action (as of 2026-05-08): Watch inbox for Ryan's reschedule reply. If silent >48h, redraft a soft reschedule nudge offering 2-3 specific windows (week of May 11, working around Joseph's Adam touchpoint).