Boris Artiga · Texas
Land, most recently. Homes before that. Hotels before that. Every project hit a wall, and every wall became a trade learned once instead of paid for forever. This is the record of that operation, kept as the work happens.
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The journal
No brochure copy, no pitch. Just entries, filed as the work happens. All entries →
November 5, 2026 · Materials
An extended-stay PIP is fundamentally different from a standard select-service renovation. If you treat the brand's preferred-vendor list as mandatory, you are paying someone else's distributor markup.
Read the note →November 3, 2026 · Materials
When a hotel brand issues a PIP, they steer you straight into preferred-vendor catalogs with massive distributor markups. The way around the catalog tax is knowing how brand review actually works.
October 28, 2026 · Construction
A general contractor will quote a hotel renovation by square-foot averages. That is a guarantee of future change orders. Real cost control requires forensic plan takeoffs before a contract is signed.
October 21, 2026 · Construction
When a commercial gut renovation combines a convenience store expansion, underground utility coordination, and a quick-service kitchen conversion, scope control is won in preconstruction.
October 14, 2026 · Construction
Food-service tenant build-outs inside existing commercial retail centers fail or bleed cash when architectural and MEP engineering are treated as afterthoughts.
July 16, 2026 · Systems
Every business that faces a market needs the same three things. The third one gets skipped most.
May 20, 2026 · Land
Deals pencil here that don't pencil anywhere else, because the numbers underneath are real.
The operation
Every entry files under the part of the operation it came from. The whole story of how they connect lives at the long answer.
Importing as one trade: furniture, stone, tile, cabinets. And the installer network that both buys from the operation and builds for it.
Enter →Either chair: general contractor in-house, or hire one and project-manage above them. Hotels first, then homes, then ground-up.
Enter →The full cycle, run in-house end to end: source, underwrite, capitalize, entitle, build, exit or operate. Eight steps, one owner of all eight.
Enter →Capital structured project by project: bank debt, hard money, partner equity, operating income. A brokerage license keeps the transaction itself in-house.
Enter →Every open business needs the same three things: customers finding it, work that doesn't leak, a story plainly told. Built around each one, every time.
Enter →What the walls cost and what they taught. The convictions that run the place.
Enter →Direct engagements
While the operation builds its own deals, you can hire specific capabilities — property valuations, site feasibility, blueprint takeoffs, owner’s representation, or brokerage — on a transparent flat-fee basis. Full fee schedule →
Ground-truth residential BPOs, commercial BOVs, and land valuations across a 60-mile Houston radius — underwritten by a Texas broker who actually builds.
Pre-acquisition underwriting, rehab and construction budget reality checks, and entitlement due diligence before you wire earnest money.
Sitting in the owner’s chair above the GC — from plan takeoffs and bid leveling through build-to-suit lease structuring, PIP execution, and final punchlist.
Direct Texas brokerage execution — flat-fee MLS listings, unbundled contract/closing representation, and commercial lease structuring without bloated retail commissions.
Contact
If something here overlaps with what you're working on, this is the way to reach me. Start with who you are and what it's about.
- Boris