Agreement Terms
1. Parties
"Originator": Borderless Holdings Inc., represented by Melanie Osowiec, Principal.
"Recipient": The undersigned party executing this Agreement below.
2. Deal Reference
This Agreement pertains to a specific manufactured housing community / RV park acquisition opportunity identified by Originator under internal deal code "—". Full property details, including address, financials, and underwriting materials, will be disclosed to Recipient ONLY upon full execution of this Agreement.
3. Underwriting Package
Upon execution, Originator will provide Recipient with:
- 8-Tab Underwriting Workbook (Inputs → P&L Analysis → Financing → Market & Rent Comps → Value-Add Pro Forma → Offer Strategy → Risk Assessment → Stabilization Checklist)
- Adjusted NOI analysis with line-by-line verification
- Multiple seller financing scenarios with cashflow projections
- 5-year value creation roadmap with equity projections
- LOI templates ready for submission
- Market research and comparable rent data
4. Placement Fee
Placement Fee Schedule (based on acquisition price):
| Under $1,000,000 | $10,000 |
| $1,000,000 – $1,999,999 | $15,000 |
| $2,000,000 – $4,999,999 | $20,000 |
| $5,000,000+ | $25,000 |
Due and payable at closing from closing proceeds through the title company. If closing does not occur, no fee is owed.
The applicable Placement Fee is determined by the final acquisition price at closing. Fee applies if Recipient, or any affiliate, partner, entity, or assignee of Recipient, closes on the subject property within twelve (12) months of the date of this Agreement.
5. Confidentiality
Recipient agrees to keep all property details and underwriting materials strictly confidential and shall not:
- Share property details with any third party without written consent
- Contact the property owner, seller, or broker directly without Originator's involvement
- Attempt to circumvent this Agreement using another entity or agent
- Post, publish, or distribute any portion of the underwriting package
6. Non-Circumvention
Recipient agrees not to circumvent, avoid, or bypass the Originator in any dealings related to the subject property. Any attempt to circumvent entitles Originator to the full Placement Fee plus reasonable legal costs.
7. Term
Effective upon execution, expires 12 months from date of execution. Confidentiality and non-circumvention survive for an additional 12 months.
8. Governing Law
Governed by the laws of the Province of Ontario, Canada. Disputes resolved through binding arbitration in Toronto, Ontario.
9. No Obligation to Purchase
Nothing obligates Recipient to purchase the property. The Placement Fee is ONLY triggered upon a successful closing.