Manifesto
Everything Got Cheaper
In 1995, a stock trade cost $40. Today it costs nothing. Schwab, then Robinhood, then everyone else drove the price to zero.
Wiring money internationally cost 5 to 8% a decade ago. Wise cut it to under 1%.
Tax preparation. Insurance. Mortgage origination. Legal document review. In every category where the underlying work is research, data processing, and coordination, technology compressed the cost of the transaction by 70 to 90%.
Every category except one.
Real Estate
A residential real estate transaction in California still costs 5 to 6% of the purchase price. On a $1M property, that is $50,000 in commissions. On the buy side alone, $25,000. This number has not meaningfully changed in fifty years.
Every investor and every home buyer in California is paying into this. Every SB9 split, every ADU build, every 1031 exchange, every first home.
Real estate is the most inefficient asset class left, and the transaction cost is the proof.
Pat
Pat is on a mission to change this. We’re a licensed California brokerage built to take that money off the table and give it back to buyers.
We charge 1% of the purchase price on the buy side. On a $1.2M deal, that is $12,000 instead of $30,000. On a $2M deal, $20,000 instead of $50,000.
How We Do It
We do it with AI. We arm our agents with the most lethal tools in the industry.
The work agents do is pattern matching and document processing. The process is project management with legal templates. The client relationship, for investor buyers, is preference learning and deal matching.
All of this is now native to AI.
Agents today are stuck in the stone age. The median California agent closes 6 buy-side deals a year. Our agents close 50 or more. Same license, higher throughput, because the preparation is done before they sit down at the phone.
Every property you flag comes back with comps, rent estimates, permit history, preliminary title review, and a strategy-specific pro forma. SB9 candidates include parcel geometry and topography analysis. ADU candidates include municipal eligibility, lot feasibility, and rent comps for the unit type. 1031 buyers receive a shortlist filtered against basis and clock. The underwriting is delivered before the showing, not after the offer.
Offers are drafted in minutes. Counters the same. The platform holds your buy box, return thresholds, passed properties, preferred lender, and contractor relationships, so deal four starts with full context from deals one through three.
Our agents handle judgment, negotiation, and phone calls. The tools handle everything else. The result is an agent who is faster, sharper, and better prepared than anyone working without them.
Who Pat Is For
Investors and developers buying in California. SB9 lot splits, ADU construction, 1031 exchanges, opportunity zone purchases, condo conversions, 2 to 4 unit owner-occupied properties. Buyers who treat real estate as a financial decision.
If you are buying your primary residence and want someone to hold your hand through an emotional decision, we are not the right fit.
If you know what you want and need a team that can find, analyze, underwrite, and close deals faster and cheaper than anyone else, that is who we are.
If any of this resonates, let’s chat.