Prospect: Andy Hadank
Property: Snowblaze B-32, 79114 US Hwy 40, Winter Park (SoT ID R194580)
Status (verified live in HS 2026-05-01 13:15 MDT): qualifiedtobuy (Secondary | Discovery Appointment Scheduled) — NO contract has been sent. The 4/30 "Contract Sent" email notification was the FALSE-POSITIVE from deal_sync.py's old mapping bug:
- 2026-04-29 19:58Z — false flip:
appointmentscheduled→presentationscheduled(Contract column, fires HS auto-notification) - 2026-04-30 19:58Z — HS auto-notification email arrived (24h delayed delivery) [gmail msg
19ddff8d6279fe70] - 2026-04-30 20:42Z — Joseph reverted stage to
qualifiedtobuyvia CRM_UI; deal_sync.py mapping fixed in same session - 2026-05-01 — agent re-surfaced the email evidence in MEMORY.md as if it was a fresh "Contract Sent" event; this is wrong — current dealstage is verified
qualifiedtobuyper/api/crm/v3/objects/deals/59152586120query
Per checkpoint, Joseph circles back ~May 7. Joseph still carries: (a) mgmt agreement template (committed in 4/27 email — "I'll send the template over separately this week" — open), (b) Grand Lake/Granby contractor names "in next day or two" (Brian Wilhan already shared) — open. Earlier:
Prior status (2026-04-28 11:18 AM MDT): ✅ WALKTHROUGH COMPLETE (Apr 23) + ✅ POST-WALKTHROUGH OPEN QUESTIONS RESOLVED (Apr 24 Rachel reply) + ✅ FOLLOWUP EMAIL SENT TO ANDY (Apr 27 2:25 PM MDT) + ✅ "MAY-CLOSER" EMAIL SENT (Apr 28 9:12 AM MDT / 15:12Z). 3 of 4 open items closed; Joseph still carrying: (a) Grand Lake/Granby contractor names "in next day or two" (Brian Wilhan already shared), (b) mgmt agreement template "this week" (still open). Agreement signs once Andy has reno timeline. Next checkpoint: ~May 7.
Commission agreed: 35% (borderline property flex rate — verbal, not yet signed)
Current PM: Evolve — switch deal (staying with Evolve through summer; SkyRun takes over after renovations)
Next actions (post-walkthrough) — prioritized:
1. Joseph → send GC/Granby contractor contacts to Andy (trades are busy, Andy needs quotes ASAP) — ✅ PARTIAL (Brian Wilhan 970-783-7459 sent in 4/27 followup email; Grand Lake/Granby network names "in next day or two" still open)
2. Andy → get contractor quotes — Brian Wilhan 970-783-7459 (primary; Rachel's contractor — did Rachel's renovation on time and on budget, per Joseph's 4/27 email to Andy verbatim, gmail msg 19dd09dfee7f38b0. CORRECTED 2026-05-06 PM after R-23 incident — prior memory wrongly said "Andy's home reno") + SkyRun contacts (forthcoming) + Jeremy Henn 970-531-7151 / jbhenn05@yahoo.com (added 2026-05-06 PM via Brian Cerkvenik / Fraser mayor referral)
3. Joseph → pull mgmt agreement template + send to Andy so he sees it before sign-day. Rachel confirmed agreement signs once reno timeline is in hand. — STILL OPEN (committed in 4/27 email: "I'll send the template over separately this week")
4. Joseph → share insurance recommendations with Andy — ✅ DONE in 4/27 followup email: Proper Insurance (STR-specialized) + Kirk Neibauer at State Farm. Andy handles his own groundwork on AllState sub-entity / joint-defense issue.
5. Tom Cummings — Snowblaze neighbor w/ local PM company; Andy passed Joseph's info warmly. Joseph committed in 4/27 email: "I'll also reach out to Tom Cummings this week." RESEARCH FIRST (HubSpot + Google) before any outreach — could be prospect or competitor
6. Design consult — offered $200 flat consult referral in 4/27 email if Amy/Andy want decor help (color-pop strategy) — Andy can take or leave
7. Andy to check HOA on loft enclosure approval requirements (Joseph offered to support with documentation in 4/27 email)
8. Next touchpoint target: ~2026-05-07 (confirmed in 4/27 email: "Let's plan to circle back around May 7 once you've got some contractor quotes in")
9. Triple sheeting Nov 1 commit risk — Rachel confirmed no official cross-portfolio rollout date yet, but new onboards triple-sheet from day 1 for photos. Joseph confirmed in 4/27 email: "Every new SkyRun onboard goes out triple-sheeted from day one."
Renovation scope agreed (priority order):
1. Enclose loft → 3rd bedroom: wall + door + L-shaped built-in bunks + wall-mount TV
2. W/D install in sauna closet (sauna out — was never advertised anyway)
3. Shower curtain conversion x2 baths (replace sliding tub doors)
4. Pet-friendly accepted post-reno (carpet replacement removes main hesitation)
5. Color-pop decor + themed accents (stand out in search photos)
6. Carpet stretch — defer LVP to year 2
7. Quick wins: boot warmer/bench entryway; Xbox console (Andy bringing from home); chimney sweep for wood-burning fireplace
Listing reset plan:
- Stay with Evolve through summer (summer revenue not worth disruption)
- Reno window: post-Labor Day (Sept onward)
- Target: Nov 1 listing reset (stretch: Oct 1) with new photos
- Full Airbnb + VRBO reset — do NOT port Evolve reviews (4.0–4.3 too low; fresh start required)
- Winter Park STR license: Mandy handles switch notification; license number stays same
Referral intel (2026-04-21): Andy passed Joseph's contact info to neighbor Tom Cummings, who has his own local property management company. Andy described "the great experience and conversations we have had to date." Warm referral — may be a prospect or competitive intel contact. No email/phone yet. Research needed: HubSpot check + Google before outreach.
Stage history:
- Pre-2026-04-15: Warm / Evolve switch prospect
- 2026-04-15: Coffee meeting — 35% verbal commit; property tour scheduled for following week with Rachel (and possibly Mandy)
- 2026-04-20: Walkthrough rescheduled — Joseph in Dallas for family obligation. Andy proactively emailed 6:28 AM asking for new dates.
- 2026-04-21: Joseph confirmed back in town (9:44 AM). Andy confirmed flexible for this week (1:54 PM). Andy also delivered Tom Cummings warm referral (1:55 PM P.S.).
- 2026-04-22: CONFIRMED — Joseph proposed Thu 4pm (11:26 AM MDT), Andy confirmed (11:32 AM "must be fate"), Joseph created calendar event. Both Andy and Rachel accepted calendar invite.
- 2026-04-23: WALKTHROUGH COMPLETE — 4pm, Snowblaze B-32. Joseph + Rachel attended. 77K verbatim transcript:
Call Transcripts/transcripts/2026-04-23_andy-hadank-snowblaze-walkthrough_full-transcript.txt. Post-walkthrough Joseph+Rachel debrief tail in same file (~last 4K chars). Reviews 4.0-4.3 confirmed bad → full listing reset planned. Contractor referral: Brian Wilhan. Vermont sale pushed from May 1. - 2026-04-24: POST-WALKTHROUGH FOLLOWUP — Joseph emailed Rachel 9:51 AM with open questions; Rachel replied 10:42 AM. Resolutions: (a) management agreement signs once Andy has renovation timeline (with estimated start date), (b) Andy handles insurance groundwork — Rachel recommends Proper Insurance (STR-specialized) and Kirk Neibauer (State Farm), (c) triple-sheeting has no official cross-portfolio date but new onboards already get it from day one. Joseph carrying 3 open items: contractor list to Andy, agreement template send, insurance recs to Andy. Rachel separately confirmed (Apr 24 4:43 PM) DocuSign account is available — she'll grant Joseph access when Andy's agreement is ready to send. Source:
Call Transcripts/notes/2026-04-24_andy-hadank-snowblaze-next-steps_followup.txt. - 2026-04-27 2:25 PM MDT: FOLLOWUP EMAIL TO ANDY SENT — Subject "Snowblaze B-32 — items from our walkthrough." Closes contractor item (Brian Wilhan + GL/Granby names coming), insurance item (Proper + Kirk Neibauer + carrier-conversation handoff), triple-sheeting confirm, $200 designer consult offer (Rachel's designer), HOA loft-wall doc support offer, Tom Cummings outreach commitment. Mgmt agreement template promised "this week" (still open). Sets May 7 next-checkpoint target. Source:
Call Transcripts/notes/2026-04-27_andy-hadank-snowblaze-walkthrough-followup_email.txt. - 2026-04-28 9:12 AM MDT (15:12Z): "MAY-CLOSER" EMAIL SENT TO ANDY — Continuation of 4/27 followup; reinforces close path before May 7 checkpoint. Mgmt agreement template + Grand Lake/Granby contractor names still owed.
Why: Most advanced active deal. 35% flex rate (borderline — non-negotiable below 30%). Full deliverable package at Property Deliverables/Hadank_Snowblaze_B32/.
How to apply: Reference the walkthrough transcript (2026-04-23_andy-hadank-snowblaze-walkthrough_full-transcript.txt) for all renovation scope, pricing strategy, and timeline details. Prior context: 2026-04-15_andy-snowblaze-prospect_full-transcript.txt, Hadank_Meeting_Prep_Brief.md, Hadank_Meeting_Outcome.md.