Emanay • Transaction Advisory

One Property.
One Path to Capital, Cash Flow & Legacy.

A private placement mandate for 240 Godette School Road, an existing mobile home park with room to grow: capital to build the project. Presented three ways: a capital partner, a joint venture with a builder, or an investor. We package it, present it, bring you the offers, and negotiate the best one.

Havelock • Craven County, NC No County Zoning • Confirmed in Writing Private Placement, Not Public Marketing
36
Mobile Home Sites on the County Tax Card
0
Rezoning Hearings Required
$75,000
Milestone-Based Engagement Fee
Where Things Stand

Ready to Market.

Assembling the pieces. The land, the letter, the survey, the concept. Here is the current state of the mandate.

Already Done
Craven County zoning determination on file: the parcel is not zoned and may be used for residential or commercial development (Planning Department letter, June 5, 2025)
Class A boundary survey on file (Canoy Surveying, February 2023), with the flood boundary already mapped
Preliminary plat on file (January 2025): 26 lots, 12 RV sites, 11 camp sites, bath house, general store, event and concert space
County tax card on file: assessed as a mobile home park (land use 416) with 36 mobile home sites, a residence, garage, and storage; 12.74 assessed acres; property taxes paid current
Owner holds North Carolina septic contractor and manufactured home dealer licenses
In Progress
Letter of Engagement: prepared following the discovery sprint, once this proposal is signed and the deposit is received
Deed, vesting, and signing authority confirmation: requested from the owner
Note and any recorded financing instrument, plus a refreshed zoning determination: requested on signature
Records on the four manufactured homes: occupancy, ownership, and rent, requested from the owner
Next Up
Execute the Letter of Engagement and confirm signing authority
Prepare the investor ready Site Package and Financial Model for private circulation
Begin direct, private outreach to qualified capital partners, builders, and investors
Bring back offers, negotiate the strongest, and close

Note:this proposal reflects the boundary survey (February 2023), the preliminary plat map (January 2025), and the Craven County zoning determination letter (June 5, 2025) on file as of August 2026. The survey labels the parcel commercial while the county letter states the parcel is not zoned; the letter is the controlling document and a current copy will be obtained before any material circulates. Parcel acreage is not stated on the survey; the county tax card assesses 12.74 acres, to be reconciled with the deed. Existing financing terms are as stated by the owner and unverified until the note and any recorded instrument are reviewed. The county tax card assesses 36 mobile home sites; the 49 site concept program is a proposed reconfiguration that has not been placed on the surveyed boundary, and no soil or wastewater records are on file yet. No development cost, revenue, or return figure has been estimated for this property. See the Financial Analysis section of the Feasibility Study.

The Asset

240 Godette
School Road.

Every line below traces to a document. Where a figure is not yet confirmed by a document, it says so.

Craven County, North Carolina
240 Godette School Road, Havelock, NC 28532
Parcel ID 5-009-074 • Township 5 • Access off SR 1714, sixty foot right of way
ZoningNot zoned. Craven County has no county wide zoning ordinance. Residential or commercial development permittedCraven County Planning Department letter, June 5 2025
Owner of RecordElite Realty Investors, LLC, per Deed Book 3711 Page 177, recorded February 2022. Confirmed as current taxpayer of recordCraven County tax records • exact vesting to be confirmed from the deed
Parcel Width372.11 ft along the north line, 407.54 ft along the south lineCanoy Surveying, Class A boundary survey
Acreage12.74 assessed acresCraven County tax card, parcel 5-009-074
FloodZones X and AE plus the 0.2 percent annual chance area, already mapped on the surveyFEMA panel 3720640000 • boundary survey, note 7
Current UseExisting mobile home park. Four manufactured homes standing of 36 assessed sites, plus a residenceCounty tax card and boundary survey • occupancy, home ownership, and rent to be confirmed
Concept Program26 lots, 12 RV sites, 11 camp sites, bath house, general store, event and concert space, recreation area, dog parkPreliminary plat map, January 2025
Assessed Improvements36 mobile home sites (2005), single family residence (1945), garage, and storage. Total assessed value $403,631Craven County tax card, 2023 revaluation
Key QuestionCondition and permit status of the existing site infrastructure, and placement of the expansion concept on the surveyed boundary. No wastewater records are on file yet
Existing FinancingSeller financed at zero interest, $1,200 per month, balance approximately $400,000. Terms an investor cannot replicate in the marketPer owner • to be confirmed from the note and any recorded instrument
AppraisalNone on file. Investors value the property themselves during their review
The Engagement

How This Works.

We package the property, take it to capital partners, builders, and investors, bring you their proposals, negotiate the best one, and close it. You decide at every step.

“Your goal is to get this project built, and capital is the one piece still missing. Finding that capital is not your job. Investors come to you, with their own money and their own diligence, and they bring us proposals. Our job is to negotiate the best one. You decide from there.”
Step 1
Package
Package the property
We assemble what you have into a package an investor can act on
Deed, note, tax card, and refreshed zoning determination assembled into the record
Feasibility Study, Financial Model, and Site Package prepared for private circulation
Step 2
Outreach
Take it to investors
Outreach, follow up, meetings, calls, presentations, walkthroughs
Three lanes, each to its own pool: capital partner, joint venture with a builder, or investor
Private, direct outreach. No public marketing
Step 3
Negotiate
Offers & negotiation
Investors run their own diligence and come back with price and terms
Every offer reaches you with our recommendation attached, including the ones we would decline
We take the strongest into negotiation on price and terms, and on a joint venture, on splits, management, and control
Step 4
Close
Close it
We execute the closing in house with our attorney
If a joint venture results, we can manage the contract through to the finish line, a separate engagement and fee
Milestone 1 · Deposit
$14,200
Due upon signing of this proposal
Secures the engagement, kicks off the discovery sprint, and begins packaging immediately.
Ongoing · Work Fee
$5,000/mo
Billed monthly during the engagement
Credited in full against the success fees at closing — not an additional cost if the deal closes.

Total engagement fee: $75,000, milestone-based. The $14,200 deposit above is the first milestone; the remaining milestone schedule is defined in the Letter of Engagement, prepared following a discovery sprint that begins upon this signed proposal and deposit. The $5,000/month work fee is creditable in full against the success fees below, so it is not an additional cost on top of them if the deal closes.

Estimated timeline: roughly sixteen weeks from signature to closing under normal conditions, which includes the buyer's typical 90 to 120 day review period. Target start date: [TBD].

Success-Based Fees · Paid at Closing
Acquisition Fee2% of transaction value
Financing Fee2.5% of financing amount arranged
Professional FeesBilled at market rate — $500/hourLegal, accounting, and other specialist work outside the core mandate

Note:the rates above are typical for a mandate of this size and structure and will be confirmed in the Letter of Engagement, prepared following the discovery sprint that begins once this proposal is signed and the deposit is received.

Out of Scope
Inspections: environmental reports, soil testing, engineering, and appraisals
Architectural, engineering, or design services
Anything with a hard cost: title and lien searches, surveys, permits, wetlands delineation, flood elevation certificates. Billed separately at cost, with your approval first
No representation is made that a buyer, capital partner or investor will be found or that any transaction will close. Fees compensate the work, which is performed regardless of outcome
One Engagement, Seven Divisions

The Emanay Ecosystem.

This engagement is transaction advisory, led by Emanay Advisors and backed by the full platform. Each division is a separate, independently licensed entity, brought in only where the transaction calls for it.

Advisors
Emanay Advisors
Transaction advisory · Placement · Negotiation

Deal packaging, private outreach, and negotiation through to close. The team running this engagement.
Law Group
Emanay Law Group PLLC
Legal · Contracts · Closing

Purchase agreement drafting and review, entity and title diligence, closing coordination.
Accounting
Emanay Accounting, LLC
Accounting · Tax · Reporting

Deal level financial reporting and tax structuring coordination.
Realty
Emanay Realty LLC
Brokerage · Market Analysis

Licensed real estate brokerage services and comparable sales analysis.
Capital
Emanay Capital LLC
Capital Markets · Debt Placement

Debt placement, lender introductions, and capital stack structuring.
Ventures
Emanay Ventures LLC
Venture Advisory

Early stage structuring, cap table, and governance support.
Technologies
Emanay Technologies LLC
Technology · Data

Deal room infrastructure, document management, and reporting tools.
What You Get

The Full Package.

One engagement, one property, with its own Feasibility Study, Financial Model, and Site Package.

01
Letter of Engagement
Scope, fee, and terms in long form. The binding engagement between us, executed separately from this proposal.
02
Feasibility Study
The document of record on the property. Site, access, flood, utilities, wastewater, market, and risk — every fact sourced, every gap named. Its job is that nothing an investor finds in diligence isn't already in our file.
03
Financial Model
The numbers machine. Program scenarios, inputs schedule, risk register, and the actual debt terms. Cost and revenue inputs stay open so investors run their own assumptions, and the model shows them the result.
04
Site Package
The pitch. The investor-facing document that circulates privately and publicly, built from the verified facts and arranged as the case for the property.

Ready to start?

Sign the proposal below and we'll move straight into onboarding.

Sign Here
Acceptance

Signature.

By signing below, both parties accept the scope, fee structure, and terms of this proposal, including the $14,200 deposit due upon signing. This signature page is not the Letter of Engagement — the binding, long-form engagement terms follow separately, per the Deliverables section above.

Emanay Advisors
Transaction Advisor
Signature
Printed Name
Title
Date
Elite Realty Investors, LLC
Owner of 240 Godette School Road
Signature
Printed Name
Title
Date
1221 Brickell Ave • Suite 900 • Miami, FL 33131 • www.emanay.io • info@emanay.io • +1 305-735-9510
Confidential • August 2026
CONFIDENTIALITY NOTICE: This proposal has been prepared by Emanay Advisors for the owner of 240 Godette School Road, Havelock, North Carolina. It is strictly confidential and may not be reproduced, distributed, or shared without prior written consent. This document does not constitute a binding agreement. The binding engagement is governed by the Letter of Engagement executed separately. The owner should have all documents reviewed by its own counsel before signing.
Emanay Inc., operating under the trade name Emanay Advisors, does not offer, solicit, or sell securities, and does not raise capital. Emanay is engaged by the owner to package the property and present it to prospective investors, who act on their own account and conduct their own diligence. All professional services provided through the Emanay platform are rendered exclusively by its respective affiliate divisions and entities. Accounting and financial reporting services are rendered exclusively by Emanay Accounting, LLC, a separate and independently licensed professional entity. Legal services are rendered exclusively by Emanay Law Group PLLC, a separate and independently licensed professional entity. Real estate brokerage services are rendered exclusively by Emanay Realty LLC, a separate licensed entity. Technology services are rendered exclusively by Emanay Technologies LLC. Venture advisory services are rendered exclusively by Emanay Ventures LLC. Capital markets advisory services are rendered exclusively by Emanay Capital LLC.

Nothing contained herein constitutes legal, tax, financial, or investment advice. All content is provided for informational purposes only. Emanay Inc. and its affiliates expressly disclaim all liability arising from reliance on any information presented. Prospective clients are encouraged to seek independent professional counsel prior to engaging any services.
Confidential • Not for Distribution  •  © 2026 Emanay Inc.® All Rights Reserved.