Stop Studying the Deal. Start Doing It.
Coaching is where the process becomes a closed deal. You work directly with me, a developer who has built and leased NNN retail centers for national credit tenants like Trader Joe's, Chipotle, and Sherwin-Williams.
Together we find your site, get it under contract, structure the deal, and close your first center with a real operator on your side of the table.
Apply for Coaching
Knowledge Is Layer One. It Is Not the Whole Building.
If you've gone through the Blueprint, you already know more about NNN retail development than 95% of the people who say they want to do this. You understand the cycle. You know what tenants want. You can read a proforma.
But there's a gap between knowing the process and running it on a live deal with real money, real deadlines, and real people across the table. That gap is where most aspiring developers stall out. Not because they aren't capable, but because they hit the first hard decision alone and freeze.
Coaching closes that gap. This is where knowledge becomes a track record.
This Is Not Another Course. It's Me, On Your Deal.
The Blueprint is self-paced education. Coaching is hands-on execution. You bring a market, a site, or a deal you're chasing, and we work it together: site selection, tenant strategy, the pro forma, the LOI, the capital stack, the conversations you're nervous about having.
I'm not going to hand you a worksheet and wish you luck. I'm going to look at your actual numbers, tell you what I'd do, and help you make the call. You get the process knowledge from the course and the judgment that only comes from someone who has built these deals in the DFW market with national credit tenants.
What You Get
- Direct access to me. Two 1-hour calls per month plus unlimited messaging between calls. We work your real deal, not hypotheticals.
- Deal reviews. Send me your site, your rent roll, your pro forma. I'll tear it down and tell you exactly what I see.
- The actual tools. My site checklist, my underwriting template, my tenant requirement sheets, the same ones I use on my own projects.
- Tenant and capital strategy. How to approach tenant reps and lenders so you're taken seriously from the first conversation.
- Warm introductions where it makes sense. Relationships are layer two of credibility. I'll open doors where I can.
- Everything in the NNN Retail Blueprint course, included.
Be Honest About Where You Are
This is for you if:
- You've absorbed the process and you're ready to put a real deal under contract.
- You're a broker, lender, GC, or investor ready to cross over into developing.
- You're a small-scale developer ready to graduate into national credit tenant deals.
- You're willing to do the relationship work and show up prepared.
This is not for you if:
- You're looking for a get-rich-quick play. NNN development is a multi-year game.
- You want a fund to passively invest in. This is for operators who want to build.
- You expect me to do the work for you. I'll lead you to the head of the table, but you have to sit in the chair.
1. Apply
Tell me where you are, what market you're targeting, and what you're trying to build.
2. We Talk
A short call to make sure this is a fit, both directions. I only take on people I believe I can actually move forward.
3. We Get to Work
Once you're in, we start immediately. The goal from day one: your first closed NNN retail center.
Why Coach With Me
I'm Pete Stickney, founder of SLX Capital. I've built NNN retail in the DFW market with national credit tenants: the Trader Joe's, the Chipotles, the Sherwin-Williams of the world. I'm not a teacher who studied this. I'm a developer who does it, and still does it.
Most online educators are teachers first and operators second. I'm the opposite. When you work with me, you're getting judgment that comes from being in the arena, not from a textbook.
A Serious Investment in a Serious Outcome
Coaching is application-only, and I take on a limited number of operators at a time. Real deal work takes real attention, and I won't dilute it.
This isn't a course you buy off a page. It's a working relationship, and I want to make sure it's the right fit before either of us commits. We'll talk through the details, including the investment, on a call once your application is approved.
One well-executed deal changes everything: the track record, the relationships, the income, the doors that open after. This is the most direct path I know to getting that first deal done.