The posting
Senior Associate, 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 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 Senior Associate, Industrial Acquisitions is the firm’s industrial deal lead. You will carry acquisition opportunities from first look through closing and build the broker, owner, and seller relationships that generate proprietary deal flow. This is a hands-on seat with real autonomy: you will source opportunities, build the underwriting, run diligence, and work the deal to a close.
The role shares capital formation with the Head of Capital Markets rather than handing it off. You will build rapport with Rising’s existing capital relationships, help grow that list, and make equity calls on your own deals. Because we raise equity transaction by transaction rather than from a discretionary fund, the person in this seat stays close to the capital from first look through closing.
We are deliberately hiring at the Senior Associate level rather than backfilling an executive seat. We want someone with a solid foundation who is ready to step up: to run their own deals, build their own market coverage, and grow into greater responsibility as the industrial business scales. The scope here is real from day one, and it is built to grow. Title, level, and compensation are commensurate with experience.
Active markets include the Western Sunbelt: major Texas markets, Las Vegas, Phoenix, Denver, and Central California.
KEY RESPONSIBILITIES
Sourcing & Market Coverage
- Build 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.
- Develop direct coverage of owners, developers, and operating partners, with an emphasis on proprietary and off-market deal flow rather than 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, and become a known presence in your target markets.
Underwriting & Investment Analysis
- Build 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, with analyst support where available, and be prepared to defend every assumption behind them.
- Work through the capital stack, including debt sizing and terms, joint venture waterfalls, and promote structures, alongside the Head of Capital Markets.
- Draft and own the investment memorandum for both internal investment committee and capital partner review, including returns analysis, sensitivities, and downside cases.
Capital Formation
- Work 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.
- Build rapport with Rising’s existing capital relationships, help grow that list, and make equity calls on the deals you are running.
- 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.
Transaction Execution
- Run the deal from LOI through closing, working through purchase and sale agreements, joint venture agreements, and loan documents alongside outside counsel and firm leadership.
- 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 early and 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.
Working With The Team
- Direct the work of analysts supporting your transactions: set expectations, review work product, and hold the quality bar on modeling and memo writing.
- Help shape the acquisitions team as the business grows, including input on hiring and market 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
- 4+ years of commercial real estate investment experience, with meaningful time in acquisitions at an owner, operator, developer, or investment manager.
- Hands-on involvement in closed acquisitions with clear ownership of your own workstreams. You should be able to walk us through specific transactions, what you personally did on them, and what you would do differently.
- Industrial experience, or adjacent product experience paired with a clear reason you want to focus on industrial. Familiarity with small-bay, flex, and IOS product is a strong plus.
- Strong financial modeling in Excel and working knowledge of Argus.
- Exposure to PSAs, joint venture agreements, and loan documents, whether negotiating them directly or supporting the negotiation closely.
- A developing network of broker and owner relationships and a credible base to build from, with the appetite to go build coverage where we do not have it yet.
- 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 comfort operating in a distributed team.
- Willingness to travel regularly to target markets.
Preferred
- Existing broker or owner coverage in one or more Western Sunbelt industrial markets.
- Any exposure to equity capital raising from institutional partners, funds, or family offices, or a clear interest in developing that skill set. This is an area to grow into, not a prerequisite.
- Experience at a vertically integrated firm where acquisitions works directly alongside leasing, construction, and property management.
- Any experience directing or mentoring analysts.
- Working knowledge of CoStar, CompStak, Dealpath, HubSpot, Affinity, and comparable market and pipeline tools.
WHAT WE ARE LOOKING FOR
- Judgment under uncertainty and a willingness to price risk and take a clear position rather than hedge.
- Comfort operating with autonomy and accountability for outcomes, not activity.
- The ability to earn credibility with brokers, sellers, lenders, and capital partners. This seat is externally facing, and the relationships you build travel with you.
- 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 are looking for someone who wants to build it with us and grow with it.
COMPENSATION
Competitive base salary of $130k - $145k plus an annual performance bonus and a closed-deal incentive tied to the transactions you lead. Title, level, and compensation are commensurate with experience. Full details will be discussed during the interview process.
