Senior Associate, Industrial Acquisitions

Rising Realty Partners•Dallas, TX

12d•Remote

About The Position

Rising Realty Partners is seeking a Senior Associate, Industrial Acquisitions to lead industrial deal sourcing and execution. This is a remote position based in Texas, Colorado, Nevada, or California, with regular travel to target markets. The role involves building broker and owner relationships, sourcing proprietary deal flow, underwriting opportunities, managing diligence, and working towards closing. The Senior Associate will also collaborate with the Head of Capital Markets on capital formation, building rapport with existing capital relationships and making equity calls. This is a hands-on role with significant autonomy, designed for someone ready to step up, run their own deals, build market coverage, and grow with the company as the industrial business scales. The active markets include major Texas markets, Las Vegas, Phoenix, Denver, and Central California.

Requirements

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.
Industrial experience, or adjacent product experience paired with a clear reason you want to focus on industrial.
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.
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.
Execution discipline across multiple live deals, hard deadlines, and minimal dropped items.
Self-direction paired with transparency.
Appetite to grow.

Nice To Haves

Familiarity with small-bay, flex, and IOS product is a strong plus.
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.
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.

Responsibilities

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.
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 exit 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.
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.
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.
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.
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.
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.