VP, Industrial Acquisitions

Vice President, Industrial Acquisitions Rising Realty Partners | Industrial Acquisitions Location: Remote. Texas, Colorado, Nevada, or California, with regular travel to target markets. Reports To: President & CEO and EVP, Operations Works Alongside: Head of Capital Markets

ABOUT RISING REALTY PARTNERS

Rising Realty Partners is a Los Angeles-based, vertically integrated commercial real estate investment firm. We acquire, operate, and manage industrial, data center, office, and retail assets across the Western U.S. on behalf of institutional partners, private equity real estate funds, and family offices. Our vertically integrated model pairs institutional underwriting discipline with in-house leasing, construction, and property management capability.

HOW WE WORK

Rising runs on a shared operating platform. Asana, Google Workspace, and Dealpath are not side tools here; they are where the work lives. Pipeline status, diligence artifacts, decisions, approvals, and handoffs are documented in the system and visible to the people who need them, in real time, without anyone having to ask. That discipline is what makes this a genuinely remote seat rather than a concession. Our teams operate across markets and time zones because the work is transparent by default, not because we tolerate distance. The trade is straightforward: you get autonomy and location flexibility, and in exchange your pipeline, your assumptions, and your open items are legible to the firm at any moment. We are looking for someone who already works this way, or who is genuinely eager to. A candidate who runs deals out of an inbox and a local spreadsheet will find this a difficult fit.

POSITION SUMMARY

The Vice President, Industrial Acquisitions is the firm’s industrial deal lead. You will own acquisition opportunities from first look through closing and carry primary responsibility for the broker, owner, and seller relationships that generate proprietary deal flow. This is a lead deal seat with real autonomy: you will source the opportunity, set the underwriting thesis, run diligence, and close. The role works closely with the Head of Capital Markets on capital formation. You will help match equity to each transaction, participate in capital partner meetings, and serve as a point of contact for those partners through closing. We are deliberately hiring at the Vice President level rather than backfilling an executive seat. We want someone with a strong foundation who is ready to run their own deals, build their own market, and grow into greater responsibility as the industrial business scales. Active markets include the Western Sunbelt: major Texas markets, Las Vegas, Phoenix, Denver, and Central California.

KEY RESPONSIBILITIES

Sourcing & Market Coverage

• Own and expand relationships with investment sales, capital markets, and leasing brokers across target industrial markets to generate a consistent pipeline of on- and off-market opportunities.
• Maintain direct coverage of owners, developers, and operating partners; cultivate proprietary and off-market deal flow rather than relying on marketed processes.
• Track submarket fundamentals, including rents, vacancy, absorption, construction pipeline, land basis, and sale comps, and translate them into a defensible investment thesis for each market.
• Represent the firm at industry events and with the broker community; act as a visible presence in target markets.

Underwriting & Investment Analysis

• Set the underwriting thesis on each opportunity: market rent and lease-up assumptions, NNN structures and reimbursement treatment, TI/LC and CapEx budgets, exit cap rate, and hold period.
• Build and stress-test cash flow models in Excel and Argus, working with analyst support where available, and defend the assumptions behind them.
• Structure the capital stack, including debt sizing and terms and joint venture waterfalls and promote structures.
• Own the investment memorandum for both internal investment committee and capital partner review, including returns analysis, sensitivities, and downside cases.

Capital Formation Support

• Partner with the Head of Capital Markets to match equity to each transaction, since capital is raised deal by deal rather than from a discretionary fund.
• Participate in capital partner meetings as the deal expert, respond to diligence requests, and support the negotiation of joint venture economics and governance terms.
• Contribute to deal-level and strategy marketing materials, including pitch decks and market overviews for prospective partners.
• Over time, build and carry your own relationships with institutional partners, private equity real estate funds, and family offices.

Transaction Execution

• Serve as lead deal manager from LOI through closing, negotiating purchase and sale agreements, joint venture agreements, and loan documents alongside outside counsel.
• Manage the full diligence process, including title and survey, environmental and property condition, zoning and entitlement, lease abstraction and estoppels, and tenant credit review, and coordinate third-party consultants.
• Track and resolve deal issues on schedule; escalate material findings and repricing decisions with a clear recommendation.
• Deliver a clean handoff to asset management and property management at closing, including the business plan, budget, and underwritten assumptions.

Asset Management Support

• Serve as a resource to the asset management team on assets you acquired, answering questions on underwritten assumptions, lease structures, and business plan intent so the team can execute against the original thesis.
• Support refinancings and dispositions, including pricing strategy, lender and broker selection, and execution alongside the capital markets and asset management teams.

Team & Mentorship

• Direct the work of analysts and associates supporting your transactions: set expectations, review work product, and raise the quality bar on modeling and memo writing.
• Help shape the acquisitions team as the platform grows, including input on hiring and coverage.

Platform & Process

• Run your pipeline in the firm’s systems, including Dealpath, Asana, and Google Workspace, so that deal status, decisions, diligence artifacts, and open items are current, auditable, and visible to the team without a status call.
• Keep underwriting files, memos, and deal documentation in shared systems rather than local or personal storage, so that any deal you touch can be picked up by asset management or capital markets at any point.
• Contribute to process and technology improvements across the investment workflow. We expect the people closest to the work to shape how it runs.

QUALIFICATIONS

Required

• 5+ years of commercial real estate investment experience, with a substantial portion in acquisitions at an institutional owner, operator, or investment manager.
• Direct experience as lead or co-lead deal manager on closed acquisitions. Candidates should be able to walk through specific transactions they sourced, underwrote, negotiated, and closed.
• Meaningful industrial experience. Familiarity with small-bay, flex, and IOS product is a strong plus.
• Expert-level financial modeling in Excel and working fluency in Argus.
• Hands-on experience with PSAs, joint venture agreements, and loan documents, whether leading the negotiation or supporting it closely.
• Established broker and owner relationships in one or more Western U.S. industrial markets, with the ability to build them in others.
• Bachelor’s degree in real estate, finance, economics, accounting, or a related field.
• Demonstrated ability to work from shared systems of record rather than personal files, and a track record of operating effectively in a distributed team.
• Willingness to travel regularly to target markets.

Preferred

• Existing broker and owner coverage in one or more Western Sunbelt industrial markets.
• Exposure to equity capital raising from institutional partners, funds, or family offices, or a clear interest in developing that skill set.
• Experience at a vertically integrated firm where acquisitions works directly alongside leasing, construction, and property management.
• Prior experience directing or mentoring junior investment professionals.
• Working knowledge of CoStar, CompStak, Dealpath, HubSpot, Affinity, and comparable market and pipeline tools.

WHAT WE ARE LOOKING FOR

• Judgment under uncertainty and the ability to price risk and take a clear position.
• Comfort operating with autonomy and accountability for outcomes, not activity.
• Credibility with brokers, sellers, lenders, and capital partners. This seat is externally facing and the relationships travel with the person.
• Execution discipline across multiple live deals, hard deadlines, and minimal dropped items.
• Self-direction paired with transparency. Remote works here because people document as they go and surface problems early, not because they go quiet and reappear at closing.
• Appetite to grow. We are building this business and we want someone who wants to build it with us.

COMPENSATION

Competitive base salary commensurate with experience, plus an annual performance bonus and a closed-deal incentive tied to transactions you lead. Full details will be discussed during the interview process. Comp Range: $150-160k base salary