Real EstateFinance
Property diligence. Consolidated, not scattered.
Consolidates title reports, surveys, environmental assessments, and financial statements into a single cited acquisition memo — closing the gap between appraisal and a go/no-go investment decision. Built for acquisition teams underwriting dozens of deals a quarter.
17 cited fields per memo. Built on Sphere AI Foundry.
acquisition_memo — deal #AM-61350LIVE
00:00Ingest → title report + survey + rent roll, 400 Commerce Stread
00:03Title check → no open liens, easement notedpassed
00:05Financial check → NOI $1.2M, cap rate 6.1%passed
00:07Environmental → Phase I flags prior gas station useflagged
00:08Disposition → Route to acquisitions lead, 1 item to clearrouted
memo time 6 minfields cited 17/17acquisitions sign-off required
Organizations around the world trust us
Built on Sphere AI Foundry·Every figure cited to source·21 years, 300+ clients
Manual diligence consolidation doesn't scale with deal flow
A single acquisition memo means an analyst pulling numbers from the title report, the survey, the environmental assessment, and the seller's financials separately, then assembling them into a narrative by hand — usually under a tight due-diligence deadline. At low volume that's manageable. Across dozens of deals a quarter, it's the reason diligence becomes the bottleneck right before a deal is supposed to close.
81%
faster first-draft memo vs. manual assembly
17
fields extracted & cited per memo
100%
of figures traceable to the source diligence document
Diligence file in, cited memo out
Four steps, every one logged and citable back to the source document.
01
Ingest
Reads the diligence package directly from your systems
Title report, survey, environmental assessment, and seller financials — read from your deal room or document repository. No separate upload step.
Source document
AM-61350 — 400 Commerce St
02
Match against the file
Every figure checked against the source document
NOI, cap rate, title exceptions, and environmental flags — each pulled from the specific diligence document, not estimated or carried over from a template.
Example query
"Does the title report show any open liens on this property?"
03
Cite every figure
No figure without a citation
Each figure links back to the exact diligence document and page it came from — the citation travels with the finding, not as a separate lookup.
Cited finding
Phase I assessment flags prior gas station use on an adjacent parcel — recommends Phase II.
cited to Phase I Environmental Assessment, p.1404
Classify & route
One disposition, one consolidated open-items list
The agent returns Clear to Proceed, Clear-with-conditions, or Hold, with a consolidated list of open items routed to the acquisitions lead before the investment committee memo is finalized.
Disposition
Clear to proceedClear-with-conditions ✓Hold — further diligence
17 fields, every one cited
What the agent extracts into every memo it drafts.
Memo summary & disposition
Property & seller verification
Title exceptions & lien check
Survey & zoning compliance check
NOI, cap rate & financial summary
Environmental assessment findings
Prior transaction history on the property
Consolidated open-items list
Investment committee memo draft
Acquisitions lead review checklist
Typical inputs
What the agent reads, and what it connects to.
Documents
- Title report and survey
- Phase I/II environmental assessment
- Seller-provided financial statements and rent roll
- Prior appraisal or valuation, where available
Systems
- Deal room or document repository
- Property management or accounting system
- GIS or zoning database
Is this the right fit?
Built for deal flow — not a one-off acquisition.
✓ Works best for
- Acquisition teams underwriting 10+ deals a quarter
- Firms standardizing diligence memos against a fixed checklist
- Investment committees wanting every figure traceable to source
Too small for
- A single deal an analyst can memo faster than configuring the checklist
- Replacing the acquisitions lead's judgment on the investment decision itself
- Property types with no comparable diligence checklist to apply
Grounded in the diligence file, not a black box
Compliance-first, the same standard every Sphere agent is held to.
The agent requires the complete diligence package before it will return a disposition, and every memo sits between diligence collection and the investment committee — never past it. The acquisitions lead confirms every Hold or Clear-with-conditions before the deal moves forward.
Figures reference the specific diligence document and page directly — the same audit-trail standard every Sphere agent on the Foundry is held to.
Prerequisites complete diligence package
The complete diligence package is required before a disposition is returned.
Human review required
The acquisitions lead confirms every Hold or Clear-with-conditions before the deal moves forward — never fully autonomous.
Source grounding document-cited
Figures reference the specific diligence document and page directly in every memo.
Foundation Sphere AI Foundry
Access controls and audit trail configured here carry forward to every other agent you deploy.
Frequently asked
Does the Property Diligence & Acquisition Memo Agent replace the acquisitions lead?
No. It drafts the memo and cites every figure to its source — the acquisitions lead still makes the investment decision and signs off before it moves forward.
What property types does it support?
Multifamily, office, retail, and industrial out of the box. Additional property types can be added during onboarding.
How does it integrate with our deal room?
It reads directly from your deal room or document repository — no separate upload step required. Integration scope is confirmed during deployment planning.
Is every figure in the memo traceable to a source document?
Yes. Every figure cites the specific diligence document and page it came from — there is no figure without a citation back to the source.
How is this different from a generic underwriting spreadsheet?
It's built to extract and cite figures directly from your actual diligence documents, not a template you fill in by hand. It runs on Sphere AI Foundry, so the access controls and audit trail configured here carry forward to other agents you deploy.
Hear from
our clientsHear from our clients
Lee Ebreo
VP of Engineering at Credit Ninja
These things would not have been achievable if we did not build our own in-house system and if we did not partner with Sphere to help us achieve our goals.
Selah Ben-Haim
VP of Engineering at Prominence Advisors
Our experience with Sphere and their team has been and continues to be fantastic. We keep throwing new projects at them, and they keep knocking them out of the park (including the rescue of a project that was previously bungled by another vendor).
Ben Crawford
Senior Product Manager at Enova Financial
I would expect to be delighted. It's been a really positive experience, working with Sphere, and I would expect you to have the same.
Mark Friedgan
CEO at CreditNinja
Sphere consistently prioritizes the needs of their clients, demonstrating both agility and teamwork. As an offshore team, they have been an integral part of our organization and we plan to continue growing with them.
René Pfitzner
Co-Founder at Experify
Sphere provided excellent full-stack development manpower to augment our team and help push our product forward. They are easy to work with, tech-savvy and proactive.
Bruce Burdick
Chief Information Officer at Integra Credit
We've been working with Sphere and its excellent consultants since our founding. I've found that they are true partners in the success of our business.
Jemal Swoboda
CEO at Dabble
The resources and developers that Sphere Software provides are skilled and have the required technical expertise, but more importantly, they have helped us build a culture of excellence within our team.
Arthur Tretyak
Founder and CEO at IntegraCredit
With Sphere, we were able to migrate in half the time it would take to train an additional FTE… and for a fraction of the cost. Our experience with Sphere has been exceptional.
Lee Ebreo
VP of Engineering at Credit Ninja
These things would not have been achievable if we did not build our own in-house system and if we did not partner with Sphere to help us achieve our goals.
Selah Ben-Haim
VP of Engineering at Prominence Advisors
Our experience with Sphere and their team has been and continues to be fantastic. We keep throwing new projects at them, and they keep knocking them out of the park (including the rescue of a project that was previously bungled by another vendor).
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See it on your own deal
Bring a real diligence package to the demo. We'll show the memo assembly live — figures, citations, and the open-items list, on your own documents.
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