# Warm-Operator / Capital Outreach Shortlist **What it is:** RE/capital-relevant outreach shortlist mined from Sam's Contacts sheet + Gmail deal history, for his two Hook Street Services lines. **Generated:** Sunday, May 24 2026 · 4:41 PM EDT (NY) **Session:** research mine — warm-operator shortlist **Working dir:** `C:\Users\ztrei\OneDrive\2. Hook Street\05. 2026 BH\` **Repo:** hookstreet-workspace (master) **Sources used:** - **Live Contacts sheet via Google Drive MCP** — `1FjzHng54-S8bUYgt8C8b8CV_NNAU1-opSY3XIr8-YME` (~150 rows read in full). - **Gmail enrichment via MCP — WORKED.** Searched deal threads ("rent roll", "OM", "underwrite", "cap rate") + by contact domain (meridiancapital.com, fiacp.com, rockwellcap.com, sharpmgmt.com, clearstonegp.com, tsmgm.com). Found documented multi-year deal flow for the top names. Details inline below. **Two services being pitched:** - **(A) Underwriting desk** — real-estate underwriting on retainer / per-deal (rent rolls, OMs, debt-yield/DSCR/cap-rate models, lender packaging). - **(B) Systems build** — operations / systems-build consulting (turning recurring chaos into an operating system). > PII note: phone numbers + email addresses intentionally omitted. All contact details live in the Contacts sheet (Ref# cited where available). --- ## TOP 5 TO APPROACH FIRST ### 1. Daniel Kirzner — Sharp Management → Clearstone GP (President) · Ref# 1362 **Tags:** NW, Personal, Investors, Hookstreet capital — and a *personal friend* (NW + Personal). **Why he's the warmest lead (Gmail-confirmed):** Years of two-way deal flow. He sent Sam a steady stream of multifamily OMs (240 Units TX, 465-unit West Harlem condo conversion, 293/157/60/36/25-unit NJ deals, Newark, East Orange). They worked **265 E 181st St Bronx** together (DSCR/debt-yield/NOI back-and-forth, June 2018). **The killer signal:** Dec 2016 Kirzner emailed *"Do you have a blank model I can use? I need to underwrite a larger type deal for a client"* — Sam replied *"I charge people to put together deals for them."* That is a documented, already-priced underwriting relationship with a guy who repeatedly needs models he can't build himself. **Pitch angle (A — underwriting desk):** "You've asked me for my model before — let's make it a standing arrangement. Retainer or per-deal, I underwrite your acquisition pipeline so you walk into LP/lender conversations with a defensible number." Lowest-friction yes on the whole list. ### 2. David Goldwasser — FIA Capital Partners, LLC · Ref# 1409 **Tags:** Investors, Hookstreet capital. **Why warm (Gmail-confirmed):** Real co-deal history — **62 Lewis Ave, Brooklyn** (Jan 2016) ran through FIA with Andrew Berkowitz, Michael Jungreis, and Bond Equities cc'd. FIA is an active capital-partners shop (ICSC-attending, like-minded investors/brokers). Established institutional relationship, not cold. **Pitch angle (A primarily, B optional):** "FIA's deal volume is exactly where an outside underwriting desk pays for itself — independent rent-roll/OM review before you commit capital. And if FIA's deal-ops are spread across spreadsheets, I also build the operating system that tracks the pipeline." Lead with underwriting; systems is the upsell. ### 3. David Betesh — Rockwell Capital Advisors · Ref# 1397 **Tags:** Broker, Hookstreet capital, Pro Services. **Why warm (Gmail-confirmed):** Sam's **debt-side broker** on the **Williston** deal (2020) — loan application, report ordering, with Drawbridge Investments + GTR Source in the thread. A mortgage broker is the single best referral channel for an underwriting desk: every borrower he touches needs a model. **Pitch angle (A + referral engine):** "Your borrowers need clean underwriting before they get to the lender. I'm the desk you hand them — I make your loan files cleaner and close faster, you look good to the lender. Rev-share or referral fee." Positions Sam as Rockwell's outsourced analyst. ### 4. Mark Steinmetz — Meridian Capital (Broker) · Ref# 2584 **Tags:** Broker, Hookstreet capital. **Why warm (Gmail-confirmed):** Sam's Meridian mortgage broker on **265 E 181st St Bronx, 40 units** (2018) — full closing cycle (estoppels, NYCB commitment, arrears reports, inspections). Also forwarded Sam smaller Bronx deals + South Bronx project leads (2018-2019). Meridian is the largest CRE debt brokerage in the market — one warm broker there is a pipeline. (Dave Bollag at Meridian was on the same deal — secondary contact, see list.) **Pitch angle (A — underwriting desk, broker channel):** Same play as Betesh but at Meridian scale. "Hand me your borrowers' rent rolls; I deliver lender-ready underwriting. You close more, I'm invisible to your client." Meridian volume makes even a small per-deal fee meaningful. ### 5. Thomas Steiner — TS MGM (`tsmgm.com`) · Ref# 3886 **Tags:** Investors, Hookstreet capital. **Why warm (tag-confirmed; no Gmail deal thread found):** Carries both the Investors + Hookstreet capital tags, which Sam reserves for actual capital relationships. No deal thread surfaced in Gmail (the "Steiner" hits were a different person — Adam Steiner, a Passover-program customer). Treat as a **warm-by-tag** relationship to confirm before pitching. **Pitch angle (A or B — confirm first):** Soft re-open: "Reconnecting — I've formalized the underwriting/deal-packaging work into a service. Are you actively acquiring?" Let his answer route him to A (underwrite his deals) or B (systematize his shop). Lower confidence than #1-4 because there's no email paper trail; rank 5 on relationship-tag strength alone. --- ## FULLER LIST — grouped by relevant tag ### Investors + Hookstreet capital (capital relationships — primary targets) | Name | Org / Title | Ref# | Why warm | Service fit | |---|---|---|---|---| | **Daniel Kirzner** | Sharp Mgmt / Clearstone GP — President | 1362 | TOP 1. Documented OM flow + asked for Sam's model + "I charge to put deals together" | A | | **David Goldwasser** | FIA Capital Partners | 1409 | TOP 2. 62 Lewis Ave co-deal (2016), FIA active shop | A (+B) | | **Thomas Steiner** | TS MGM | 3886 | TOP 5. Tag-warm, no email trail — confirm | A or B | | **Barry Singer** | Singer Family Group LLC | 997 | Investor + Hookstreet capital tag; no deal thread found — family-office style | A (capital intro) | | **Tzvi Rieder** | — | 3976 | Personal + Hookstreet capital + Investors triple-tag | A or B | | **Chesky Klein** (Yanky's brother) | CTMG LLC / CUE Residential | 1283 | Trietel ventures + Investors; CUE Residential = multifamily operator | A | ### Broker (referral channels into deal flow — high-leverage for service A) | Name | Org / Title | Ref# | Why warm | Service fit | |---|---|---|---|---| | **David Betesh** | Rockwell Capital Advisors | 1397 | TOP 3. Debt broker, Williston deal (2020) | A (referral engine) | | **Mark Steinmetz** | Meridian Capital | 2584 | TOP 4. Meridian broker, 265 E 181st 40-unit close | A (broker channel) | | **Nathan Amoyelle** | (listed via mkahn@fmm.com) | 3028 | Broker + Hookstreet capital tag | A | | *(secondary)* **Dave Bollag** | Meridian Capital | not in sheet | Gmail-confirmed on 265 E 181st deal w/ Sam; add to sheet | A | | *(secondary)* **Ralph Herzka** | Meridian Capital — founder/chairman | 3302 | Investors tag; Meridian's top principal — aspirational, warm via Steinmetz | A (intro via Steinmetz) | ### Investors (capital, no Hookstreet-capital tag — secondary capital targets) | Name | Org / Title | Ref# | Note | Service fit | |---|---|---|---|---| | **Mayer Halpert** | Pilgrim | 2618 | Clients + Investors; Pilgrim operator | A or B | | **Shuli Halpert** | Pilgrim | 3716 | Clients + Investors; Pilgrim operator | A or B | | **Meir Fried** | JWasser | 2643 | Investor | A | | **Aaron Harow** | BHRE Group | 617 | Investor (Israel-based) | A | | **Ezra David** | Lloyd Imports | 1823 | Investor | A (capital) | | **Avi Adelsberg** (Sochi) | — | 884 | Investor | A | | **Asher Jungries** | Cactus RM | 865 | Personal + Investor | A or B | | **Hillel Horowitz** | — | 2051 | Personal + Investor | A | | **Mendel (Russell) Rosen** | — | 2680 | Personal + Investor | A | ### CG operators (Champions Gate FL — STR/hospitality; strong systems-build fit) | Name | Org / Title | Ref# | Note | Service fit | |---|---|---|---|---| | **Chaim (Charles) Rappaport** | CR Capital Partners | 1168 | Clients + Pro Services; "Capital Partners" = deal-capable | A or B | | **Eli Michalowitz** | — | 1681 | Trietel ventures + Clients (CG) | B | | **Yitzi Kraminer** | — | 4231 | CG client | B | | **Ari Pancer** | — | 811 | CG client | B | | **Joel Schwartz** | BSD Telecom | 2258 | CG client | B | | **Eli Shoner** (Lieber) | — | 1695 | CG client | B | | **Ahron Rudich** | ADR Dev | 671 | CG client; "Dev" = development | A or B | | **David Levy** | — | 1418 | CG client | B | | **Deborah Mintz** | — | 1447 | CG client | B | | **Issac Birnhack** | — | 2127 | CG client + Vendor | B | | *(CG vendor/operator cluster — systems-build prospects)* | Malky Samet (2545), Mayer Taub/Element Formation (2619), Shia Reisz (3591), Shanie Garfinkel/Garfinkel Architects (3552), Elise Klein (1715), Dini Tyberg (1494), Ahron Richman (670), Chaim Ilowitz/Protel (1183) | — | All Clients+Vendors CG tag | B | ### Clients (non-CG — existing relationships, systems-build candidates) | Name | Org / Title | Ref# | Service fit | |---|---|---|---| | **Andrew (Drew) Aga** | ICG Claims | 754 | B | | **Eric Nova** | The Revision Group | 1751 | B | | **Michael Orenstein** | — | 2717 | B | | **Daniel Rabinowitz** | — | 1368 | A or B | | **Omar Nichols** | ICAHN House | 3115 | B | | **Avrumi Kupferstein** | Koops / AJ Madison | 960 | B | | **Moshe Cheshin** | — | 2889 | B | | **Muhammad Ashar** | — | 2987 | B (tenant/property-level client) | --- ## COUNT BY RELEVANT TAG | Tag | Count in sheet | Notes | |---|---|---| | **Hookstreet capital** | 11 | The capital inner-circle tag — highest priority | | **Investors** (incl. "Investor") | 17 | Capital relationships | | **Broker** | 4 | Referral channels (Steinmetz, Betesh, Amoyelle, + Herzka via Investors) | | **Clients** | ~28 | Mix of CG STR operators + non-CG; mostly service-B fits | | **CG operators** (Clients/Vendors flagged CG) | ~18 | Champions Gate FL cluster — systems-build prospects | | **Pro Services** | ~13 | Supporting cast (CPAs, appraisers, attorneys) — not primary targets | *Counts are approximate where rows carry multiple tags (e.g., a row tagged "Investors, Hookstreet capital" is counted in both). Several high-value rows carry no Category tag at all (e.g., Dave Bollag isn't in the sheet; some Meridian/broker contacts are untagged) — Gmail history, not tags, surfaced them.* --- ## KEY TAKEAWAYS 1. **The underwriting desk (A) has the strongest warm-lead bench.** Kirzner, Goldwasser, Betesh, Steinmetz all have *documented* deal history where Sam already produced/sold underwriting or sat on the deal. Kirzner literally tried to buy Sam's model in 2016. 2. **Brokers are the multiplier.** Betesh (Rockwell) + Steinmetz (Meridian) each touch many borrowers; converting one into a referral channel beats chasing individual operators. 3. **CG cluster is the systems-build (B) farm team.** ~18 Champions Gate operators/vendors — natural fits for "turn your STR/hospitality ops into an operating system," which is Sam's stated Hook Street identity. 4. **Confirm Thomas Steiner + Barry Singer before pitching** — they carry the capital tags but left no Gmail deal trail, so relationship strength is assumed, not verified. --- **Source trail** - Local artifact: `C:\Users\ztrei\OneDrive\2. Hook Street\05. 2026 BH\outputs\2026-05-24_16-41_research_warm-operator-shortlist.md` - Data sources: Contacts sheet `1FjzHng54-S8bUYgt8C8b8CV_NNAU1-opSY3XIr8-YME` (live, via Google Drive MCP) + Gmail MCP deal-thread search (worked). - Working dir: `C:\Users\ztrei\OneDrive\2. Hook Street\05. 2026 BH\` - Repo: hookstreet-workspace (branch master)